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Agenda Packet - 1991-01-07
SE CITY OF LAKE OSWEGO REVISED Ev L AGENDA / DEVELOPMENT REVIEW BOARD �� ' CITY COUNCIL CHAMBERS, CITY HALL,380 'A' AVENUE Monday,January 7, 1991 7;30 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES rL:4 N. PETITIONS AND COMMUNICATIONS V. PUBLIC HEARING DR20--85(Mod 1Qm, a request by Ten),L. Goldbeck for approval to construct a one-story" 6,000 sq. ft. off ce\retail structure with 30 parking spaces, The site is located On the south side of Galewood Street in Mercantile e Villa ' obert(aa' ntge A ax Lotsp000, 2100 &2200 of Tax Map 2 lE 8BB). Staff coordinator is R December 17, 1990, g I2iCts>JcA Continued from DR 22-90, a request by Birtcher Frank Properties for approval to construct a 6,000 sq. ft. day care facility, The site is located at Oswego Towne Square (Tax Lots 200 and 10 ' Clackamas County Tax Map 21E 5AA and Block 10 Mtn, Park of Multnomah County Tax Map#4226). Staff coordinator is Robert Galante, Acting fanning DirJ'C1:UL. Continued from December 20, 1990. • PD 3-87(Mod. 12-90), a request by OTAK,Inc. for approval to replat Lot 46 in order to remove the 5' setback from the stream corridor buffer zone, The site is located at the south ;Aid of Twin Creeks Lane (Tax Lot 2200 of Tax Map 21E 6BD). Staff coordinator is Haruki.Pishvaie, Development Review Planner. ; DR 20-90/PD 8-90, a request by OTAK, Inc. fora royal of a 22,815 sq. ",' • development at the southwest corner of Kerr Road,The site is located a the intersecti:>nlof tail McNary Parkway and Kerr Road (Tax Lot 238 of Multnomah County Tax Map#4225), Staff ' coordinator is jlaniid Pishvaie. Development Review Planner, DR 23-90, a request by Oregon Management Group for approval to construct three duplexes on three separate lots in the Old Town District: The site is located at the northeast corner of the intersection of Durham and Wilbur Streets (Tax Lot 2100 of Tax Map 2 lE 10AD). Staff coordinator is Michael Wheeler,.Associate Planner, y • DR 25-90, a request by MacKenzie`Saito for the construction of a 20,142 sq. ft. building with m fg fi \weu , imveme parkingroofor spaceslight manu and landscapingacturin onand of 25%ce ofar theho net se sttespace area,Site A halfpro street improvents mincludeent S2 will also be constructed. The site is located north of Lakeview Blvd. between S.W. 65th Avenue and S.W. KennyStreetStaff(Tax Lot 3200 of Tax Map 2 lE 18CC). .staff coordinator is Michael R. Wheeler, Associate Planner. VI. GENERAL PLANNING Review of the Oswego Marina VII• OTHER BUSINESS —Findings, Conclusions and Order , SD 12-88\VAR 19--88\PD 5-88(Mod, 10_90)—Richard P. Waterman VAR 30-90(a—c) —Sharon & Lee Parr VIII. ADJOURNMENT r' , • The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free ;" • to come and go as you please. f DRB Members: atia Robert H.Foster,Chair Robert Galante,Acting Planning Director Ginger Remy,Vice-Chair Sandra Korbelik,Senior Planner James A,Bloomer Hamid Pishvaie,Dcv.Review Planner Robert D.Greaves Catherine Clark,Associate Planner Skip Stanaway Jane Heisler,Associate Planner • Harry N.Starr Michael R,Wheeler,Associate Planner Norman J.Sievert Barbara Smolak,Associate Planner Cindy Phillips,Deputy City Attorney Barbara Anderson,Secretary •,• • i , r � .r • w • -0. . r. • 4 A e 0 .4 y i • ry- _ AGENDA CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD ` ; CITY COUNCIL CHAMBERS, CITY HALL,380 'A' AVENUE ' ., .... . 0 Monday,January 7, 1991 • 7:30 P.M. is I. CALL TO ORDER• II. ROLL CALL ' ' III. APPROVAL OF MINUTES July 16, 1990 g August 20, 1990 Agenda Book August 2$, 1990 October 1, 1990 IV. PETITIONS AND COMMUNICATIONS ' V. PUBLIC HEARING ' ;' • DR 22-9Q, a request by Birtcher Frank Properties for approval to construct a 6,000 sq. ft. day care facility. The site is located at Oswego Towne Square (Tax Lots 200 and 101 of Clackamas County Tax Map 2 1E 5AA and Block 10 Mtn.Park of Multnomah County Tax ' Map#4226). Staff coordinator is Robert Galante.Acting Planning; lbss or Continued from December 20, 1990. PD 3-87(Mod. 12-90), a request by OTAK, Inc. for a minor realignment of an existing stream, which is necessary to locate a proposed single family house that will be comparable in size and compatible in value to adjacent homes in the development. The site is located at the south end of Twin Creeks Lane (Tax Lot 46 of Tax Map 2 lE 6BD). Staff coordinator is Ilamkl Pishvaie, Development Review Planner. DR 20-90/PD 8-90, a request by OTAK, Inc. for approval of a 22,815 sq, ft. commercial retail •," development at the southwest corner of Kerr Road. The site is located at the intersection of McNary Parkway and Kerr Road (Tax Lot 238 of Multnomah County Tax Map#4225). Staff coordinator is,I-Iamid Pishvaie, Development Review Planner DR 23-90, a request by Oregon Management Group for approval to construct three duplexes on three separate lots in the Old Town District, The site is located at the northeast corner of the • intersection of Durham and Wilbur Streets (Tax Lot 2100 of Tax Map 2 lE IOAD). Staff coordinator is Michael Wheeler, Associate Planner. t DR 25-9Q, a request by MacKenzie\Saito for the construction of a 20,142 sq. ft. building with room for light manufacturing and office\warehouse space. Site improvements include 52 .,. '• ,_ parking spaces and landscaping on 25% of the net site area. A half-street improvement will also be constructed, The site is located north of Lakeview Blvd. between S,W, 65th Avenue and S,W, Kenny Street (Tax Lot 3200 of Tax Map 2 lE 18CC). Staff coordinator is Michael -.. R. Wheeler. Associate Planner, far . • VI, GENERAL PLANNING 1 F • • • VII. OTHER BUSINESS—Findings, Conclusions and Order VIII. ADJOURNMENT et - The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free r`•to come and go as you please. • PRembe : Stridf: B M Robert H.Foster,Chair Robert Galante,Acting Planning Director Ginger Remy,Vice-Chair Sandra Korbelik,Senior Planner James A.Bloomer Hamid Pishvaie,Dev.Review Planner Robert D.Greaves Catherine Clark,Associate Planner Skip Stanaway Jane Heisler,Associate Planner Harry N.Starr Michael R.Wheeler,Associate Planner Norman J.Sievert Barbara Smolak,Associate Planner Cindy r'op Attorney• Barbara Anderson,Phillips, Secretary •1 A � + • 1.' • • • 1 .. q • • rr, • r 1 STAFF REPORT 1 . CITY OF LAKE OSWEGO . . , . , , , , , „, -LAND DEVELOPMENT SERVICES DIVISION , ''' APPLICANT: FILE NO.: ' • OTAK,Inc. PD 3-87(Mod. 12-90) • PROPERTY OWNER: STAFF: ;�• Don Hunt Construction\Don Hollman Hamid Pishvaie LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 2200 of December 28, 1990 . . '.',. : Tax Map 21E 6BD DATE OF HEARINQ: LOCATION: January 7, 1991 ' West of Twin Creeks Lane and south of '' Sunbrook Drive NEIGHBORHOOD ASSOCIATION: COMP, PLAN DESIGNATION: Bonita R-5 ZONING DESIGNATION: R-5 I. APPLICANT'S REQUEST The applicant is reauusting approval of a modification to the plat of PD 3-89 (Meadowcreek at Westwood) in order to remove plat restriction No. 12. This action is necessary in order to provide a building envelop that is compatible in size and value to adjacent properties in the t , , t development. IL APPLICABLE REGULATIONS• u , r A. City of Lake Oswego Zoning Code: - ;, '4 LOC 48.120-48.155 Residential High Density (R-5 Zone Description) LOC 48.490 Authority to Approve Changes in Planned Development Approvals • PD 3-87(Mod, 12-90) 4' Page 1 of 3 M • 4 ,, B. jLy of Lake Oc�veao Development Code: LOC 49.300 Major Development Procedures LOC 49.315 Application Procedures LOC 49.615 Criteria for Approval C. City of Lake Oswego Development.atandards: , :e. Stream Corridors y, 3.005 • III. FINDINGS A. Background: 1. The applicant is requesting approval to replat Lot 46 of Meadowcreek at Westwood. ' • (PD 3-89) in order to remove the 5' setback from the stream corridor buffer zone along the west property line (rear lot line). As Exhibit 3 illustrates, this request will affect Note No. 12 of the final plat. The 5' setback was established by the developer on all lots with a stream corridor f buffer zone in order to provide added protection to these areas. 2. The Development Review Board approved PD 3-87, a 55—lot planned development, 7„ at its meeting of July 6, 1987. The Findings, Conclusions and Order are attached as Exhibit 8. •. B. Compliance with Criteria for Approval: Staff has determined that although the applicant's request meets the criteria under LOC 48.490 to administratively approve the modification, the Board must have the • • opportunity to review and approve the request because the 5' setback on Lot 46 is shown as a restriction on the final plat. Althou h hhiis is tback was not zed to imposed by the Board, under ORS 92.180(replatting), only the revisions/modifications to an approved and recorded plat, There. •e, this request is being n r ', heard before the Development Review Board. •• " LOC 49.615 states that for any development application to be approved, it shall conform ; to the City Ccmprehensive Plan; the applicable statutory and code requirements; the K applicable development standards; and, any applicable future streets plan or ODPS. The applicable criteria are listed in section II of this report. Both the Comprehensive , Plan policies and Zoning Code provisions have already been addressed at the time of the • original approval in PD 3-87. The present modification request does not affect e' ' compliance with any Plan policy or Zoning Code standard, • . , , 1. City of Lake Oswego Development Standards; •a ' ti All the development standards have been addressed as part of the original planned . development approval, Exhibit 8. The development standard applicable to this • proposal is addressed below: t PD 3-87(Mod. 12-90) Page 2 of 3 A « £cream Corridors (1005 3.02M 0.- . , Tho applicant's narrative (Exhibit 9) adequately addresses this standard. As Exhibits 4 and 5 illustrate, the proposed modification will not impact the 25' stream corridor buffer zone, as required by DS 3.020(2), It would simply remove the 5' setback from the buffer zone which was established by the developer, Exhibits 3 and 8. Staff has reviewed several alternatives w 'h the applicant, including a variance to the stream corridor buffer zone requiremei.t and a minor realignment of the stream ;# corridor. The current request was found to be the most desirable and practical for the following masons: -- It will maintain and preserve the required 25' stream corridor buffer zone and ...:y• '• the associated vegetation. - It will not have any adverse impacts on adjacent properties (unlike a stream realignment). - It will provide a reasonable building envelope on the lot, similar to those in the neighborhood. Based on the above analysis, staff supports the applicant's request. Staff also recommends that the buffer zone area be fenced during the construction activities • in order to provide maximum protection to the existing vegetation. // /u IV. CONCLUSION • • Based on findings presented in this report, the applicant can meet the applicable criteria for approval with the application of certain conditions. ' V. RECOMMENDATION Based on the conclusion above, staff recommends approval of PD 3-87(Mod. 12-90), subject • to the following conditions: t 1. Submit a final plat(replat) for Lot 46 showing the modification as depicted on Exhibit 5, 2, The 25' stream corridor buffer zone on Lot 46 shall be staked and fenced,prior to . 1' issuance• of any building permits. ' ' EXHIBITS 1, Tax Map .. 2. Vicinity Map/Site Selection Map 3, Final Plat "•` 4. Site Information • 5. Stream Corridor Easement Removal Plan ,, 6. Elevations F. 7. Floor Plans 8, PD 3-87%VAR 7-87/VAR 8-87-435 -Findings, Conclusions and Order 9. Applicant's Narrative n )IP:kaa:I1m PD 3-87(Mod. 12-90) N - Page 1of3 w i ' 1 • • • , r - • • r + • • • • • • • •1 • • • tf •Or. • • 1 r f x • • t Y ram. r r 1r PMP sz 0 51 vco 1za �q as e� 'I 4 to a 1 53 % i�. ,? (0 •k:: P.5.1 ,.'1,,� ` " s;-s.t• �4 -I r, „. ., 'j I i ,• -•...o , a W 1 1.t 12d.19A 19.05 Ll.l 1800 1700 j��C�Gg7 1500 14• h . . 900 , r W • ,•':r $ N -o o m c• "may' 49 �b N t';, 3a•7•44'41'E e . m"r i t 128.75 40 r;;' 2000 co .3.0.,'S0 , a0 51• so 52 do 53 4 e �J. 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(3©(.)P C4•412 • - • 5` EASEMEnIT- - • • • 1 ryn,E, 41 ` I I , s , • • .• ., • \--7.--,. . i — ------.....„ ------t:-..z.„......&,..1 LA i . c/.._ ‘. , . \ ..., ..... . . • . . . •.• I "......,..t.z„ �'•i', f✓ ,r f • �1 /` • 1 / X 1 4 \ ••5\•d 1 1-_,•475\,e. J .. . • / 4 i-I ` • ' ' • / /f / (I / I .1" _ 1+ EXHIBIT...... --- pe2 pt4-41,-r I-t"`' I wa `1"(.)A 60N•PI-ioN SITE INFORMATION ''''' ' ''' ' ' ' ''' '' ' ' ' r,.'.,'''',' 1 - 1' v' u 1' f A 1 r p 4' us.* • /' .>• ' ''— ORIGINAL STREAM CORRIDOR TREE LEGEND i-v-" BOUNDARY a ry �l[fg 1 ""p� :AN r »` 5' EASEMENT TO BE REMOVEDAH ASH g 9 1 ,\K OAK agg •f ' / it ` h7 MAPLE 1 1 ' + / 6.H u }. 4� HAWTHORNE p q `'y ' 16 f k ,� r'hr r FllliliRl M ° ; \ ;5; 4 LC n �� E7BACK. '' LAUREL CHERRY `$ !< s 0 / I y � 96U I. I •• ® TRUES TO BE CUT • _ 1 g I •..o• `• TREES TO BE PRESERVED `}7A)N I \ o DE��� _p0 . ii... istio .... ,/i• all.d;111 ' • \15114,4- i.„5, .1.••": 1121614, 4 . • 'til'; 84 \ / BAH I � \ 400:6•A 4 .1. �'�Arl I i>,„4°, 51c I � I77I ' DR SWAY -i c'llck ,,--....„ '... f' i A -.__Id .t..., 124 .4tior 1 u.i cc SF ~ to"AH x•:,..,;1', i dr PROPOSED HOUSE /dip, W ....7 ,-\,, it",..., 1 ,..i ..it -( . . / \\4.,A .\ 12: 0 ,.., . .. 8/1 • - . - (N11\164AH . • .. J,41.,,,tc. 1 0 . . • \ ,5•• / )( ''tY.' - ' r r's ' I EXISTING\ O f STNEAMM .Si. W T �.�"Ali r t cc � '� \ EXISTING O r DANK .. / ................................... 1 �., X .. " l0 'R L _ '?ff '�! ill ,.. o d r -1 �� N d I�.3 c1ci ./ 011 1- G'EASEMENT TO UE nEMOVEb b' 1d' Zd' N SCALE: 1"510' t r► • a ti • • • • • • • • • G`. N 1 +1 A ,f. • • r, . • , . • L ti 9 1 fit e n •I • • • • • • Fkn • • • • • n , • • • • • r _ I, . l... 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M ._ ,v _ ly1ri 11t . i ,-4 , • • ;lasurucooll,r 11n113 ( - riN. , - I v\f-e-7T wCo D 3-37 4 3 BEFORE THE DEVELOPMENT REVIEW BOARD a; OF THE CITY OF LAKE OSWEGO f: $ A REQUEST FOR APPROVAL OF) PD 3-87/VAR �, A 55-LOT PLANNED DEVELOP-) / 7 87/VAR 8-87-435 ' 1 '7-• • M':: ` MENT AND TWO VARIANCES. ) (Westwood Planned Development))INDINGS CONCLUSIONS & ORDER .NATURE OF APPLICATION The applicant Roy Marvin is requesting approval of a residential planned development , and two variances as follows : A variance to LOC 48 . 150 (5 ) regarding the rear ail side yard ' • 10 setbacks; and, a variance to the Hillside Protection and �1 Erosion Control Standard. The site is located west of M Fosberg and north of Westlake (Tax Lots 600, 700, 800, 801, w '. 12 w : 900, 901, 1000 and 1001 of Tax Map 2 1E 6BD) , / 13 HEARINGS The Development Rev•,ew Board held a public hearing 14 considered this application at its meetings eand ` ''• r 9 of March 16 and April 6 , 1987 . Following the presentation of exhibits and testi� , v , , ) at those meetings, the go mony `a. Board voted 7 , 7-87 and VAR 8-87. - 0 to approve PD 3-87/VAR CRITERIA AND STANDARDS ] & 1 . City of Lake Oswego Comprehensive Plan : Growth Management Policy Element 4 ' ' Natural Resource Policy Element *' � e ; 20 Residential Lane Use Element :':r o: 21 ' q , c2 2 . City of Lake Oswego Zoning Code: Y v Residential High DensityR-5 q LOC 48 , 12C - 48 . 155 (R-S Zone Description ) ' Variances : LOC 48 , 650 (Authorization ) '�' ` ` Planned Development Overlay 4 , ; t LOC 48 . 470 ( Purpose, Applicability� LOC 48 . 475 (Procedures ) LOC A8 480 (Spec l R 1 _ ; a pguar em�.'r,'.s :, � ` v P .� 3m87 VAR 7-67/VAR 8-87 'Hr "ma 1i EXHIBIT ' 'J 4 ' r` .L, �cr I r , ' lR +'� 4�• 1 • r 1 � ` + e y'' . V 1/ '=fa c I I r r • Y_ .%:A tY 4e' .' 2 r rw 3 . City of Lake Oswego Development Code and Standards : Major', 4 Development Procedures : . ( . . :••• • % LOC 49. 315 (Application Procedures) • S y ` LOC 49. 615 (Criteria for Approval) ; .. • 6 Variances 7 LOC 49 . 510 (Variance Standards) < • Development Standards: d 8 Stream Corridor Wetlands 9 Street Lights y Transit 10 Park and Open Space Landscaping, Street Trees, Screening & Buffering 11 Fences Drainage for Major Development 12 Weak Foundation Soils Y`' Utilities 13' Hillside Protection/Erosion Control Access 14 Site Circulation-Private Streets & Driveways Site Circulation-Bikeways/Walkways . " " 1 ! CONCLUSION :, • 16 The Development Review Board concludes that PD 3-87/VAR I(' , . Y and VAR 8-87 can be made to comply with all applicable criteria r 17 by the application of certain conditions. 18 FINDINGS AND •REASONS The Development Review Board incorporates the Marc), 2, 1987 19 staff report on PD 3-87/VAR 7-87/VAR 8-87 as support fog Pp its " ,° decision , supplemented by the following : 20 1 . The Board decided to continue tho public hearing from 21 its March 16, 1987 meeting to April 6, 1987 in order to allow presentation of additional public testimony on tr Westwood Planned Development . 2. 2 . Several issues were raised during the preparation of 24 publ , t testimony wh) ch are addressed below: 2r• a ) Preservation of the pond located at the northeast 2E corner of the property . As noted by the applica , on PA.31: 2 p}, 3� 87,w°VAS 7 �`l�'yrA},, 8 8;� }�r, , ma F { I 4 • 2 I. 3 • • 4 during the hearing, this po nd nd will be preserved in it® \ , natural state as it will lie within the proposed Open \ Space Easement "D�� /- b) Issuance of Permits by appropriate agencies � • X� regarding fills in the stream corridor areas . The _ applicant already has filed a joint permit application with the U. S. Army Corps of Engineers 8 and the Division of State Lands, a copy of which is 9 in the casefile. State Department of Fish and {° Wildlife Habitat also is reviewing the proposed 10 development plans. 21 c) Preservation of the pond located at the southwest corner of the property. The applicant, after 12 several meetings with the City ' s •Recreation 23 Department , has decided to create a year round and / P 14 in that area , by raising the water level , to further enhance the quality of wildlife habitat . ti 3 . The Board found that the 10 foot side yard setback along the north property line of Lot 6 was neither adequate 17 r consistent with other perimeter lots , namely Lots 1- 4 and 7 . Therefore, Condition A . 13 was added to read as • 1E follows : 19 The setback along the north property line of Lot 6 . shall be increased from 10 feet to 25 feet,20 ORDER + 21 IT IS ORDERED BY THE DEVELOPMENT1 ' REVIEW BOARD of the City of 22 Lake Oswego that : 1 . AR 8 8 r. D 3-87/VAF? 7-87/VAR�V are approved subject to 23 compliance the conditions of approve) set forth in lq Subsection 2 of this Order . ri. , 2 The conditions for PCB 3-8", `'AR -87oVAR 8-87 are as ` 5 follows : ` 26 A, Prior to Final Plat Approval : 1 . Submit a reproducible duplication of they final -Y ` ? - 3 PI 3 -8/ 'VAR 74; `VAR t 87 Hi maY a •i Y c .y•. • • • ' 2 a • '1:'..'1:'''..`''•'.' plat which clearly depicts: a) sidewalks; b) utzli ,,�"��� easements; c) setbacks as follows : Front yard 20 ' (except Lots 22-23 , 42-43 and 46 to be 10 ' ) ; street side yard 20 ' ; side y3rd 5 ' (except Lot 6 to be 25 ' and Lot 49 to be 10 ' along the north 7 property lines) ; and, rear yard 10 ' (except for Lots 8 1-4, 7, 50-55 to be 25 ' , ) ; and; d) building envelopes ti : for Lots 1-4, 14, 30-32, 42, 45 and 46 with significant trees to be preserved , a 10 2 • Submit the final CC & R' s, delineating the ownership, •r 1 use liability maintenance responsibilities for the Y 1 space easementopen D and E. ;` 12 3 • Submit a revised landscape • P plan showing tha following information: 13 a . Additional street trees and brick wall along Fo;:efrOgrolt:(3.::%;rigral;;::::;:;;;;:e;::;;:;a:;::°;and ance with Section 48 . 530, 14 an . b• Theverntrnd brick wall alon F s 15 g o�berg ' ro th Section 48 . 530; and, c. A trip between the pathwa and 1 driveway on Lot 21 . y d. A 3 foot landscaped strip between the pathway and 5 17 easterly edge of the buildiny on Lot 44 . 18 4 . Show utility easements of adequate width on the final �'] plat for those lots where public and/or private n 7 utilities or street trees are to be installed . Where 20 utilities will be constructed on side or rear lot ''' lints, show adequate restrictions to prevent the 1 erection of fences and/or walls over the utilities . 5 . Provide path restrictions against removal of future i3 street trees ( if they are planted outside the right of way. ` 4 6 . Submit a soils report p prepared by a registered professional soils engineer or an engineering geologist . The report shall entail subsurface ra 4 Pb 3-87/VAR 7-A7Y���� Yyy. � ' .i aa'VAR 8- 87/(1P 'ma ;7:: I: • i N } y Q ) • ^ ` 1, T ,.., '.,: !.S.,i.. , I" • 1 i ,T.. 2 i open pits to the depths of 10-12 feet to confirm .'� the soils stability, along with any mitigating measures . 7 . Pay the appropriate open space fee I at $4 , 886, less the cost of the trail system in ' ' $ Tract C. 8. Access shall be restricted from individual lots to Fosberg Road and a one foot tract shall be dedicated to the City at the end of ' D' street and noted on the final plat. ..p 9. Dedicate 10 feet of additional right of way along the west side of Fosberg Road. 1 10. Label each tract and stream easement as Open y Space, as Stream Corridor , and as public or 12 private. 23 11 . Complete the annexation and zone change ' ' ' . applications . 2 s 12. Street names shall be approved by the Lake Oswego ,,.' Ili % Emergency Services and Fire Department . 13 . The setback along the north property line of Lot 6da a. shall be increased from 10 feet to 25 feet . r B. Prior to Submittal of Final Construction Plans : : i 1 . Final construction plans shall be reviewed and approved by the Unified Sewerage Agency . 2 . Final constructicn plans on Rogers Road shall be '`' reviewed and approved by Clackamas County . ' . s1 C. Prior to Final Construction Plans Approval : �' �' . '" 1 . Submit a final grading plan which includes , but not limited to the following : • x _ a ) An emergency overflow rou'A* for stream runoff " in the event the culvert ;r, ' A ' Street is wt plugged or its capacity is exceeded ; '. 2 b) An emergency overflow rot:' , for surface runoff 2t al each of the three proposed cul-de-sacs , i> 2 . Submit a final drainage plan. $ 3 . Submit a final erosion cc' 'trc , plan . This p] ar, P ;: r taG, 7.36`1 'VA}; 7- N7.'vA} H- £ ` :'}l}' °tna 3 . Y Y 6 + . 1 Y, ,, 4. , r1 • e1 • ,, , shall incorporate all the mitigating measures recommended bythe applicant ' s soils engineer , 4 • Provide for positive roof and foundation drains for all lots. 5 • Submit a final street lighting plan and e. ' accompanying photometric data for all the pro streets and Fosberg Road P Posed . 6 . Submit a composite utility plan as part of final construction plans showing the underground 1 Q utilities and sidewalks and their location relative to street trees, fire ,� hydrants, street : lights, mailboxes, etc. 12 7. Submit a detailed restoration plan for Tracts A, B and C, and Easement E. 8 . Final construction plans ns shall be reviewec and u 14 approved by .the applicant ' s soils engineeringfor conformance to the recommendations listed in his , _ p re ort . µ' �! 9 . Submit the original signed and recorded Dopy of 17 the slope and sanitary sewer easements off the 16 project site, 10. Oversize and extend , to the City ' � satisfaction , •.. the waterlines from Westlake Drive to the north $, 2y end of the project on both Fosberg Road and Rogers Road. 11 , Provide an 8 foot asphalt property line bikepathlsidewalk along the west side of FosbergRoad, 4 extended to the northerly limits of the ° project . 4 12 , All utilities shall be properly P y sized�i ��cd to City satisfaction and extended to the upstream edges of the development . r 6 13 . Show accurate cut a,,d fill limits on the construction plans , y y0 . * •. 6 Pr) ? 8'7/VAR 7-8 .'Vkp' 8- 87 'HP/ma k' J d K _. _ t ✓ i.r ,r. t • • a ° 14 . Proposed gabions shall be constructed in accordance with Section 23008 (b) of the Oregon ., State Structural Specialty Code, 15 . The final construction plans shall show property `' i line sidewalks along all open space and common areas and the 8 foot pathway along Fosberg Road to �r be constructed along with the street improvements . ® 16 . That final construction plans for water , sanitary 9 sewers and storm drainage and streets shall comply with the City ' s Construction Standards , Specifications , Codes and Ordinances . 11 D. Prior to Issuance of Any Building_ Permits: 12 1 . All construction improvements shall be completed , �" accepted and as-builts submitted to the City. 13 E. Prior to Receiving Final Building Inspection Approval : pproval : 1 . The property owner shall complete installation of } the street trees as listed in Condition A . 3 above , 1 F. Prior to Removal of Any Trees (five inches or greater 16 — in diameter ) : r+ 4 n' 1 '1 1 . Obtain a tree cutting permit from the Department of Public Wcrks aid Development Services , 16 G. Miscellaneous: 1g . 1 . The Westwood Planned Development ' s zone • requirements shall be the R-5 District 2C requirements as described in LO'.' 48 . 135-155 , The 21 1...:ptions s,►all be reduction in rear yard setback ' ? i from 35 ' to ZS ' for Lots 1 -4 , 7 , and 50-55 ; reduction in side yard setback from 35 ' to 10 ' fr 2= Lots 6 and 49 ; and , reduction it side yard setbar : -. � ,� for all the remaining lots from 10 ' to 5 ' J __ 2 . If fall is place on any lot. , thr extent of Lhr- ` � fill shall be shown on as-t,uiltG , acccm; ar,ae_ t ;; a :; 2E statement that the fall meets the minimum. re: uaremY_ rats for tearinu soils t:df,;.,ted by t,h • .'rw: I : r rr. i.,.1 . 3, r,. 'r-,.731 ' FA .. -. 7 P 13 3-8 7 V r4, " ,..",i. F',- ,., di i m c . ' r Itr ts. �.. t .. ' 2 , i TX • , , 3 . Any entrance sign shall meet sign • r gn and vision• • .-', • � clearance requirements . I CERTIFY THAT THIS ORDER was presented to and APPROVED b • y • ^ 7 DATED this d g°• • J ;' the Development Review Board of the City of Lake Oswe --` a of --- 1`Z , 1987 . , a' 11101P%q1110111F°11117a1 ------ ) . AO mf,41111,..i......1.11711211. 1 a tinda' 'e ` •pmen Revie oaairman .r.3 • 1 • eCre ATTEST: ORAL DECISION - A ri1 6 1987 AYES: Eslick, Finch, Miller , Zinsli , Martinda y • Swillinger, Ingrim le, 4111 . NOES : None ABSTAIN: None ABSENT: None • E Tv`RITTEN FINDINGS (Redraft) July 6, 1987 AYES : Finch, � NOES : Miller, Zinsli MartindalE� Swillinger i' _ None ABSTAIN: None v ABSENT: Eslick, Ingram ; : t tNk,Q,) r rut ,' y ., F y 0 . S y. PD 3-87rV 4 �87 a , AR 7-• 87/VAR 8 ,�•HP 'm � . µr . . 1 , °`I a • .�. y. ` • +1p1 • • t . • • • • \ 9Y 1 1 LOT 46 WESTWOOD Y; REPLAT REQUEST { Development Review Application ti • • 11 { Y •.y Don Hunt November 30 1990, Construction • • �F` 4 EXHIBIT • • S a , n fir, ti j: 1‘Q• li p1 VY i j , 4' •f o , • • t ei AY Ms , • • • • a y� • . a , y +• Replat Request Lot 46 Westwood Introduction The following is a request to remove a recorded casement adjacent to an existing stream corridor located in the Westwood Development on the rear portion of lot 40. The change is necessary'to locate a proposed single famil house that will be comparable in size and compatible in value to adjacent homes in the development. y When the planned development plat was initially prepared and filed,the buildable area on lot 46 was much larger (2,540 sq.ft.)than what actually exists today(1,780 sq.ft.). This resulted from the stream location being altered during construction and not being accurately located prior to construction. • • ,,y The applicant has explored numerous alternatives to making of the stream. The realignment would provide more space but this expense oftincluding eo e1�ova minor realignment to neighboring property owners, and visual impact The following is a response to the stream corridor standards (3.005) of the Lake (7swcgo Development Ordnance, r 3.020 Standards for Approval L Development within the Major Stream Corridors Buffer Zone,other than that allowed by subsection 4,shall be allowed only to the cadent that it preserves,enhances, natural features of stream corridors. Such development must satisfy e criteri and a fisted inbsub�on 3 f this section. this 2. A stream corridor butler. zone or more than 25 feet on each 'edge of the bunk may be required if • necessary to prevent croaion, aid in drainage control or if it is part of a Distinctive Natural Area. 3. The hearing body shall find, based on s proposed development, specific site informationacmet:and analysis of the plans for the . • p t, that all of the following criteria arc a. the development cannot feasibly be located elsewhere than in the stream corridor buffer zone because of physical or topographical conditions; The buildable area on site is extremely limited. The proposed house has been carefully designed to make efficient use of the space that is available without looking out of place in the development. Easement removal is required to facilitate construction of the house on the portion of lot 46 where physical and too a hica► s , • conditions are appropriate, p gr p • b. location of the development within the buffer zone is necessary to allow a reasonable use of the property The 25 ft. wide buffer zone will be maintained. This request is only for the 5 ft. easement behind the 25 ft. setback. The stream corridor easement removal is necessary to construct a home that: meets the Westwood CC&lz requirements and is comparable in size and value to surroundinge"of eot 46. homes. This constitutes a"reasonable us `t A I Is I £ 1 c. the development will Cause the minimum degradation,or loss of natural features in the str corridor necessary to armommodatc such work and �° 'r Removing the 5-foot easement requirement will allow construction of an appropriately "sized " home with no impact to the stream corridor itself. There are no major trees or understory vegetation located in the 5-foot easement that would be impacted by this request. S d- the developmentdesign techniques users , the buffer zone, i�c}ud'ingit3'tran.�tcr,to miniimiizs intrusion into This does not apply. r Conclusion • 1 r This request is the minimum uecetca ry to Lane. The approach of removing the 5-foot easement (which ate an waasOnotaaCrequire family single e house thc Westwood s Twino Creeks approval)will minimize impact to the site. The approach is also one that the neighbors`appliccanes annddcityP.U.D.staff agree is best for lot 46, h, a` u, rt w • 0 ,% 11�.. tl. , F,,t t pCa1, • '.. a :. . , STAFF REPORT . Jt CITY OF LAKE . . OSWEGO ._, . 4 tf Y 1 . ••. LAND DEVELOPMENT SERVICES DIVISIO ' APPLICANT; FILE NO,: OTAK, Inc. ,DR 20-90 ,}�•�• :`•,f PROPERTY OWNER: STAFF: Harbour Pointe Development Hamidi Pishvaie L . 1ALDES CRIPTION: ' DATE OF REPORT; Tax Lot 238 of Multnomah CountyTax Map P December 28, 1990 L OCATIQ�: DA'5. 3EAMM,:• f #4225 Bounded by Ken Parkway on the west and January 7, 1991 {{ McNary Parkway on the north . NEIGHBORHOOD ASSOCIATION: • It , Mt. Park ! •• • :.R.. COMP. PLAN DESIGNATION: , , R-0\NC ZONING DESIGNATION: R-O\NC v I. APPLICANT'S REQUEST The applicant is requesting approval to construct a 22,675 sq, ft., one story retail/office • ;x building. IL APPLICABLE REGULATIONS ' A. City of Lake Oswego Zoning Code: LOC 48.120-48.155 Residential High Density (R-0 Zone Description) LOC 48.300—48.315 Commercial Districts (NC Zone Description)LOC 48.530 Vision Clearance B. City of •tik Oswego Sign Code: LOC Chapter 47 Signs DR 20-90 Page 1 of 14 Y p • M1' A tt C. City o . • t f lan: Growth Management Policy Element Natural Resource Policy Element d Commercial Land Use Policy Element Trosportation Land Use Policy Element v yf.l, a City Of -a kA('l wegilnGa' LOC 49.090 lopment_adinanac. LOC 49.300-49,335 Applicability of Development Standardsdns LOC 49.3 Major Development Procu LOC 49.615 Criteria for Approval Conditional Approvals . E. T ///��. e OS a IATM• weQo D .�a �„ tan 2.020 ; 5.020 Building Design 6.020 Street Lights 7.020 Transit 8.020 Parking Park and Open Space 9.020 11.020 Landscaping, Screening7.3d Buffering 14.020 Drainage for Major Dev topment �. Utilitiesa . . . d' • 16,020 Hillside Protection and Erosion Control 18.020 Access 1 19.020 20.020 Site Circulation-Private Streets and Driveways• Site Circulation-Bikeways and Walkways C o ke Oswego Tree r�,mn din__ _an : ' LOC 55,080 '�' r Criteria for Issuance of Permits G. PriOr ADD vale; Mt. Park PUD, Ordinance#1411 ODES 1-89/PA 1--89/ZC 1-89 DR 16-89/PD 17--89/SD 38-89 ' Ordinance#2018 NAk 31-89 A. r • A. Ilackgrorint. • 1. The project site (2 acres) is part of the Mt. Park Town Center which approximately 36.7 acres and is zoned R-O/NC, The Town Center site wa originally approved to accommodate 200,000 square feet of commercial s development and up to 450 residential units. On April 10, 1989 Planning Commission recommended approval of a Plan text change and • zoning text change request to increase the overall density from 450 to 492 4 units and to decrease the 200,000 square feet of retail and office• Y commercial space to a total of 40,000 square feet `` (PA 1-89/ZC 1-89), Exhibits 29 and 30. These recommendations we space ;, J reviewed and approved by the City Council on September 15, 1989,were DR 20-90 Page 2of14 b it The Planning Commission also approved a two—phase Overall ' Development Plan and Schedule (ODPS I-89) on 8.82 acres to allow the development of this project and a 150 unit apartment use,Exhibits 4 and 28. The current application constitutes Phase II of ODPS 1-89, On November 21, 1989, the Development Review Board approved Phase I of ODPS 1-89 (a 150 unit apartment project), DR 16-89. As part of that • decision,a direct access point(right—turn—in,right—turn—out)onto Kerr • Parkway was approved, as well. The Findings, Conclusions and Order are attached as Exhibit 31. $' Of the total 492 units, all have already been reviewed and approved by Development Review Board, including One Jefferson Parkway Phases I, II and III(DR 14-85 and DR 21-87) and the Mt. Park Summit(DR 16-89). • 2. The site is located on one of the highest points in Mt. Park. The 2 acre development site is bounded by Kerr Parkway (a two lane rural section roadway on the west and by McNary Parkway) along the cast and north. To the south and west, across Kerr Parkway, are apartment a,ad condominium projects including the Alderwood and One Jefferson Parkway. To the east are the Mt. Park Summit Apartments (to be built) with recreation facilities. The City Reservoir is located at the northeast corner of the site,Exhibits 4,5 and 6. The top of the concrete reservoir has been used as a tennis court. Further to the northeast and northwest are single family dwellings. 3. As Exhibits 7 and 24 illustrate, the site topography has been modified by the placement of fill over the southerly portion with materials from adjacent developments. Fill appears to vary in thickness from 4' to 7' in depth. . The natural grades are relatively moderate, varying from 0 to 10%. Surface grades are steeper over the southwesterly portion of the site at • approximately 15%. The steeper grades of approximately 50% occur along A the south portion of the site, and the road cut banks of up to 12' along Kerr Parkway exhibit stable slopes of approximately 50%. • • The embankment fill slopes'around the existing City reservoir vary from •20% to 40%, Exhibit 7. A geotechnical report (Exhibit 24) has been • submitted which states that no geological hazards are present a the site, . 4. Public sanitary sewers, storm sv.vers and water lines exist to serve the site, ' Additional storm drainage and street improvements are proposed, Existin". and proposed utilities are described more fully in the following exhibits: g hrbrts, -' i Exhibit 12 — Preliminary Grading and Drainage Plan ' Exhibit 15 — Preliminary Utility Plan • Exhibit 17 — S,W. 49th Avenue (Kerr Parkway) Improvements Plan Exhibit 19 — Applicant's Narrative • Exhibit 20 — Supplemental Narrative • Exhibit 22 — Drainage Study Exhibit 26 — Lighting Schedule • • 5. A traffic study is included with this submittal, Exhibit 23, This report was A. ^ originally submitted as pan of DR 16-89, It includes traffic analysis and ' • DR 20-90 Page 3 of 14 v' • .. 1. .... . .. ., t - ' impact on the site, assumingtripons ` uses. The report concludes that ge developmenty �upon the current land adequately function, and that there would be no adverse impacts to K , c e:�a Parkway the recommendations proposed in the report 'or Jefferson implemented. are adopted and Following the Development Review Board a • 31), the City Council,on December 4, 1990,reacted Ordinance DR 1fr-89 (Exhibit " ��which establishes a local improvement district(LID)for o, 2018 traffic • signals at the intersections of Kerr Parkway with McIV installation of and Kerr Parkwaywith Jefferson Parkway,y,Exhibit 34. �'Parkway 6. The site contains a dense undergrowth of alder, , of the maple and alder treesmaple and fir trees. Several ".. illustrated on the site surveygrow in tightly knit • s illustrated o land uses are described(((Exhibit 5). groups. The trees are Additional site features and m the following exhibits: �•. Exhibit 2 ' — Vicinity Ma Exhibit 4 — Final ODPS Plan Exhibit 6 — Site Analysis Exhibit 7 Slope Analysis Exhibit 8 — Plan aSite • 7. The site is located in the Mt.Park PUD Phase on Exhibit 3. 5—E (Town Center), as shown ' B• fiance wi h v A�nli 1 R • As per LOC 49.615, the criteria when evaluting Development sig review request: Board must consider the following s,' 1. sw .reh.Qg Con na;v mod; , The following policies of the Comprehensive applyPlan ° Impact M�►+�� to this application: .. -tea enent Poli ,P� • • These policies require � • 4 protection of natural resources from development • comprehensive review of developable proposals, and payment• equitable share of the costs of public facilities, These implemented through several Development of an ' below, policies are •, The policies require assurance that tdistindctive areas will further preserved, soil will be protected from erosion, trees will be protected will ce removal, and that density will be limited to achieve these results, s, from Compliance with the applicable Development Stan suits, will assure conformance to these Plan policies, Conditions be imposed when accessBards reviewed below • necessary to assure compliance, of approval will The applicant has submitted a tree preservation �•.. '• accondunce with the condition of approval 2(d) f� (Exhibit 14) in `, identifies trees that are to be removed during ODPS 1-89. This plan those that are to be preserved as part of the o the construction landscapeuchon stage, and • overall plan, • OR 20-90 • ' Page 4 of 14 • ' • _ _ - • y' • , • Quiet Environment Policies These policies require the consideration of noise control in land use planning. Plantings are encouraged to reduce noise. The Landscaping, Screening and Buffering Development Standard provisions will be discussed in the section of this staff report regarding applicable code ' requirements. Commercial Land Use Policies These policies encourage commercial development which minimize negative impacts on adjacent residential areas. These policies had been• addressed through the prior ODPS approval (ODPio 1-89)and Plan and zone amendments (PA 1-89 and 2C 1-89). The site is part of the Town Center commercial area of the Mt.Park PUD (Specific Policy VII—A for • General Policy V). The Town Center site had originally been designated for a mix of high density residential, retail and office commercial uses. As explained earlier, the plan amendment and zone change requests to increase the density from 450 to 492 units, and to decrease the commercial space form 200,000 square feet (of retail and office space) to 40,000 square feet• of commercial space have been approved. • • As Exhibit 28 ill►istrates, the proposed 22,675 sq, ft, commercial center(Phase II of ODPS 1-89), falls within the overall limits (40,000 sq. ft.)established by the Planning Commission. The Plan requirements for signalization are addressed later in this report. ; Transportation Policies These policies require that streets be improved as planned when demand requires. The policies also require that a developer be required to dedicate • additional right—of—way as necessary to provide for road widening. As Exhibits 12, 17, 19, 23, 27, 28 and 33 illustrate, the applicant will be providing the necessary street improvements for this development. This +issue will be addressed in more detail later in this report, 2. City of .aloe Osweeo Sig cxIe: a. LOC Chapter 47—Signs • Exhibits 8 and 18 illustrate the proposed signage for the project, • including a monument sign at the intersection of Kerr and McNary, and rz fY, . • �` • two incidental (directional) signs, one each at project entries on Kerr • y N and McNary. These signs meet the size requirements of LOC �"° `«{` 47,015(12) and LOC 47,105(2)(B) and (C). No color specifications p li• �> >` , 0 have been provided by the applicant, � u ,tus,F_t In addition, the proposed sign band (Exhibit 20) meets LOC ,� , 47,105(2)(A). To assure that the proposed signs comply with the • provisions of this chapter, the applicant will have to submit final sign a • plans (including color specifications) to the satisfaction of staff, • • ,, . • .. .. . DR 20-90 Page 5 of 14 , 3. Citxsiaake_QmcgQ.Zoning.prillnance r M a. LOC 48.300-48.315 Commercial Districts The revised special requirements for the Town Center site illustrate that ' • up to 40,000 sq. ft. of retail/office commercial use can be developed on the site,Exhibits 28, 29 and 30. The proposed 22,675 sq. ft. is within R ' the limits imposed by the Planning Commission and the City Council, As Exhibits 4, 8, 10 and 25 illustrate, the proposed setbacks, lot • coverage, and building height comply with LOC 48.310 and 48.315(6). The setbx,xks for this project were established by the Planning Commission through ODPS 1-89,Exhibit 4. The applicant has coordinated development with the Mt.Park Summit "w,. Apartments to the east and has submitted a unified site plan agreement (pursuant to LOC 48.145) in order to accommodate the ropoe i plan,Exhibits 8 and 25. The agreement has not been signed by the �f''e • respective property owners as yet; however, in a recent telephone conversation with staff, the adjacent property owner has (Mr. Mike jjj McKenna) stated his willingness to sign the agreement. This agreement must be finalized prior to issuance of building permit., } , 4. City cgla k__ O a y un Dkyajg uamiLrti4ik,: a. Major Development Procedures 4111 . LOC 49.300-49.330-Major Development Procedures The proposed structure is appropriately being processed as a major development. The applicant has provided most of the materials • required by LOC 48.315. This information can be found in the exhibit • section of this report. ; �' ' A development schedule is submitted as part of Exhibit 20. • 5. City of 'ale OSwe o Development Standarrts� The applicant has demonstrated that standards for Historic Preservation, , Stream Corridors, Wetlands and Floodplains are not applicable. The remaining standards have been addressed by the applicant in Exhibits 19 • and 20. This report will address those standards where additional discussion is necessary or where modifications to the applicant's proposal are necessary. a. Building Design (2.005-2.040) The applicant has provided substantial evidence which illustrates the • building form, material, color and screening of mechanical equipment, Exhibits 9, 10, 11, 19, 20 and 35. In addition, the applicant has submitted a lighting schedule for the site and the building Since the surrounding land . uses are all residential, staff recommends that the proposed lighting havefib • proper shielding in order to prevent glare into those ose neighborhoods. DR 20-90 • Page 6 of 14 • n. ' • _ b• ':q b. Street Lights (5.005—5.040) • , The applicant's written narrative (Exhibit 19) and the site plan and , photometric data (Exhibits 8 and 26)demonstrate compliance with this standard. The proposed street lights on Kerr Parkway must be similar to those installed as part of One Jefferson Parkway apartment to the south. One additional street light will be required at project entry on McNary in ` , order to provide proper lighting at that location. y Additional lighting will also be provided at the intersection of Kerr Parkway and McNary Parkway as part of LID 218. c. Transit (6.020) • • The applicant's narratives (Exhibits 19 and 20) and the site plan (Exhibit 8) illustrate that this standard will be met. LID 218 will also provide 3—way crosswalks at the intersection of Kerr Parkway and McNary Parkway which would further facilitate pedestrian ` access to the site. A d. Parking and Loading(7.005—7.040) The applicant's narrative and parking study (Exhibits 20 and 21) state that • 120 parking spaces are being proposed by the development. The site plan (Exhibit 8), however, illustrates 121 spaces. Of this total, compact and ,• • handicapped spaces will number 48 and 3 spaces, respectively. The required parking is 120 spaces, therefore, this standard is satisfied. ''` e. Park and Open Space (8.005—8.040) • This standard requires that 15% of tt.; gross land area of this major development be provided in open space or parks land. As the total land y coverage chart in the applicant's narrative (Exhibit 20) illustrates, 28.6% of the site will be in landscaping and open space which will satisfy this , standard, as allowed by DS 8.020(2). 1 The approval of the Mt. Park PUD designated the amount of open space required for development. That land area has already been set aside as Mt. Park common property within the PUD, The applicant need not designate additional open space on the site. • f. Landscaping, Screening and Buffering (9,005—9,040) As stated above, the applicant proposes 28.6% of the site in landscaping and • has provided a landscape plan for Board review, Exhibit 13. The final " landscape plan and irrigation specifications should be provided prior to • ' issuance of building permits and an as—built plan should be provided prior to occupancy of the units. Ao•:; . • DR 20-90 Page 7 of 14 r ' } •s• 1 , . ". ' / .,. • ° ; - g. Drainage for Major Development(11.005—11°040) The applicant's narrative (Exhibit 20) and plans 22) appear to provide adequate facilities to rain the site and address the re • quirements. q uire menu. Final drainage plans designed to City standards must be submitted prior to ^ ' the issuance of building permits, i. Utilities (14.005—14.040) Utilities are available to the site as a result of the existing surrounding ` - development. The necessary discussed and conditioned the Planningt Commissiorovements on n Parkwayngere of ODPS 1-89 (Exhibit 28), as follows: on during the approval — Traffic signals on Kerr Parkway at McNary Parkway and Jefferson Parkway should be installed with this project[condition 2(c)]. As explained earlier in this report, following the Board approval of DR 16- 89, the City Council approved LID 218 authorizing signalization of the above intersections. Staff recommends that the final occupancy of the project be conditioned to the completion of LID 218 and its acceptance by the City. — Half street improvement shall be provided on Kerr Parkway in association with this development [condition 2 be required to provide half street improvements to match t. The applicant ose a existing along other projects to the south including One Jefferson Parkway and • the Gables. These improvements will include for an ultimate road width of 40', deceleration lanes agnd a 4'on err shoulder ; along the site frontage. The applicant will also be required to sign a non—remonstrance agreement for future street improvements on err • Parkway. U • The applicant on page 9 of Exhibit 20 states that the curbs on McNary were not required to be extended to Kerr Parkway at the time of pre—application conference. The engineering staff, however, believes this is contrary to the pre—application comments and recommends that the curbs on McNary (along the site frontage) be extended to Kerr Parkway. • The existing water reservoir which is the first phase of a planned larger reservoir facility was erected along the east property line without an easement. An easement was to have been original PUD approval; however, that was notdone. Basedtu opart the of the evidence the Planning Commissionp reviewv the City with an easement for the existing waterrequired reservoire applicant the tsi to provide�' ' [condition 2(h) of ODPS I--89]; ' 4 The reservoir and the majority of the necessaryease ' adjacent apartment site to the east. The site a1 n (Exhibit 8) illustrates onthat 1e „' additional easements will be granted as pan of this development. 4, .. Copies of deeds and access, slope and landscaping easements bet ween Harbour Pointe (owner) and Simrnco Properties (adjacent property owner) • DR 20-90 , . Page8of14 ., P' - c have been provided to the City for review. Since this review has not been completed, staff recommends that all necessary right—of—way and easements for off—site construction be obtained and submitted to the City prior to approval of the construction plans. Based on an analysis of the utility plans, the Fire Marshall recommends that one additional fire hydrant be provided at the south side of project entry on Kerr Parkway. All road improvements within public right—of—way must be designed for' life. g a 20 year j. Hillside Protection and Erosion Control (16.005—16.040) The grading plan (Exhibit 12)and the applicant's narratives (Exhibits 19 • and 20) address this standard. Since some grading would occur on the adjacent property, adequate slope easement has already been obtained by r `. the applicant. As Exhibit 12 illustrates, the applicant is proposing grading around the City reservoir walls in order to accommodate the rear service road. Exhibit 34 i a memorandum by the consulting firm of CH M Hill concerning the above grading. Staff recommends that the recommdations listed in that memo ' be imposed as conditions of approval in order to protect the City interests, as follows: — Care should be taken to not strike the reservoir with a ui m , should equipment tires or tracks come within 3' of the reservoir walls. — Care should be taken with underdrain and overflow piping. A • p minimum of 3' of cover should be left over all piping, g — The City is to conduct a leakage test prior to any excavation being done around the reservoir. The applicant on page 4 of Exhibit 20 states that the owner wishes to retain the option to adjust the finished floor elevations if such adjustment proves to be financially beneficial. Staff feels that since changes in floor • elevations could have major impact on building elevations, grading and overall site design that any changes in floor elevation over on foot should rt;' be reviewed and approved by the Board. • Exhibit 20 also provides preliminary erosion control construction. A final erosion control plan must be provid measures min mite erosion from the site, especially during the wet season, and to minimize siltation in the city storm drain system, F Finally, the applicant has provided a geotechnical report (Exhibit 24). Staff • recommends that all the recommendations in that report be incorporated into the building design and final construction plans, Staff also recommends that a geotechnical engineer be retained to monitor the . . construction activities. • DR 20-90 Page 9of 14 r • • J • EiA is,�' ° V • r' hi. w • is 'ti k. Access (18.005 18.040) Y . Two access points are proposed to the site,one each on Kerr Parkway • McNary Parkway,Exhibit 8. These accesses will be jointlyused by apartment development on the east side. A reciprocal easement should be provided for thatemergency P access easement ` provided along the south property line through the One Jefferso access n also be project,Exhibit 4. n Parkway • The proposed access onto Kerr Parkway was discussed by the Planning Commission during the ODPS 1-89 hearing and approved by the Board as A., PartofD R 16-89,Exhibits 28 and 31. The applicant has submitted a traffic impact study (Exhibit 23) which was originally submitted for DR 16-89. The report addresses necessary road improvements on the surrounding road systems, as follows: 1. A stop sign at the proposed right—turn—in/right—turn—out site access approach to Kerr Parkway. :' 2. Installation of actuated traffic signals on Kerr Parkway at two locations ° (McNary and Jefferson) including pedestrian push--buttons and crosswalks. Pedestrian signals for crossing Kerr Parkway (at least one crosswalk) will be required at each intersection. 3. Installation of signal ahead warning signs for both directions on Kerr Parkway (one sign for southbound traffic north of McN and sign for northbound traffic south of Jefferson), ' one , 4. Cutting and maintenance of vegetation along the curve to improve sight =' distance (to 300 feet) for southbound traffic approaching McN and t the new signal, ary 5. Maintenance of the existing and adequate sight distance along all existing streets and the project site frontage is essential. Obstruction by landscaping,parking, buildings, or other objects would be unsafe, 6. In conjunction with the proposed signal at Jefferson, the installation of ° . ' ' pedestrian sidewalks, amps or stairways to establish a safe connector • route for pedestrians between Kerr Parkway and the existing pathway , below Jefferson is desirable. Signing of the pedestrian route is important. 7• On—site, at the shared access point (adjacent to MCN may), traffic control should be established, Where the commercial traffic intersects with the • apartment traffic, the lower volume apartment traffic (P.M. peak)• should "yield" to maximize safety. ' parking areas and some on—site e engtat c MAN circulate through the most of the apartmentin ary will occur, Since traffic leaves in the A.M.peak (when commercial exits are relatively low) there should not be any major conflicts. 8. It will be necessary to implement standard traffic control devices, including pavement markings, signing, 4110 . . standards and the Manual on Uniform raffic Control De and crosswalks asvices, d�City 5, • DR 20-90 Page 10 of 14 , • • • • • i „c v. , , 15 9. No parking should be allowed along Kerr Parkway,Jefferson Parkwa . or McNary, y Items 2, 3,4 and 5 have already been addressed as part of LID 218. {' Since it is possible that this development could proceed before the Mt.Park Summit (DR 16-89), the applicant will be required to construct the remaining improvements listed above. ;'• m. Site Circulation—Private Streets and Driveways (19.020) ,•m, The applicant's narrative (Exhibit 19) and site plan (Exhibit 8) demonstrate that driveways and parking aisles meeting City standards have been provided. The driveways and park fu parking aisles should be dedicated as e , lanes to insure adequate emergency vehicle access,per DS 19.020(1)(e). * , n. Site Circulation—Bikeways and Walkways(20.020) ~` A 4' concrete shoulder along Kerr Parkway will be provided as part of the • half street improvements on this mad. Internal walkways are also being proposed in the development as shown on Exhibit 8. 6. City of .a 0 n�we�o_1I e tting Ordinan a. LOC 55.080—Criteria for Issuance of Permits The applicant has demonstrated compliance with this standard in Exhibits 4, 14, 19 and 20. The ro osed P P grading and utility construction will require removal of trees in order to serve the development with adequate public services and facilities. The applicant's proposed landscape plan (Exhibit 13) illustrates that tree plantingwill be 1 provided to replace existing trees. The tree preservation plan (Exhibit 14) illustrates the proposed trees to be w saved. In order to provide maximum protection to these trees, staff recommends that a professional arborist must be retained to do the following: — Recommend protective measures to be taken during gradin g/c ons true tio n stage, such as fencing. — Supervise construction activities and any root cutting or pruning, CONCT.t1_�SIQN a, ry III. • , . Based upon findings presented in this report, the applicant can meet the applicable criteria for approval, with the application of certain conditions, . .. Iv, 8 411'IMATI ON ' Based on the conclusion above, staff recommends approval of OR 20_90, subject to the following conditions: , i DR 20-90• Page 11 of 14 • * . . ° „ ,I-• • 0.} A. Prior to the Issuance of Building Permits: lip ,,,,, 1. Submit final signage plans with color specifications, for the review and approval of staff,per City standards. 2. Submit a final landscape plan for the review and approval of staff. 3. Submit a final irrigation plan for the review and approval of staff,per City • r standards. • 4. Submit a final drainage plan for review and approval of City Engineer, per City standards. P • 5. Submit a final grading plan for review and approval of staff,per City standards. 6. Provide public easements for the existing water reservoir and all associated utility lines. 7. Submit a final erosion control plan for review and approval of staff,per Erosion Control Plans Technical Guidance Handbook, 8. Comply with City Charter requirements for road widening and submit a final plan for the review and approval of the City Engineer. 9. Provide reciprocal access easement(with the apartment site to the east) for the two access points on Kerr Parkway and McNary Parkway. 10. Submit final utility plans showing the following information: a. Half-street improvements on Kerr Parkway to include street lights, 4' shoulder, and grading for an ultimate road width of 40' and deceleration lanes. These improvements shall be timed with the signal • • ' + improvements on Kerr Parkway, b. A stop sign at the proposed right-turn-in/right-turn-out site access approach to Kerr Parkway, c. Improved sight di,,cance (to 300 feet) for southbound traffic ' approaching McNary and the new signal (by cutting and maintenance of .tl ` vegetation along the curve), d. Maintenance of the existing and adequate sight distance along all existing streets and the site fron,age, e, Traffic control devices at the sl'ared access point adjacent to McNary, • f, "No Parking"signs along Kerr Parkway, McNary Parkway and b' . Jefferson Parkway: • 11, All road improvements within the public rights-of-way shall be designed for a 20 year life, 410 . , • DR ;20-90 • Page 12 of 14 n s `? • • • 12. Obtain and submit for staff review all necessary easements for off—site improvements. • - 13. Sign a non—remonstrance agreement for future street improvements on Kerr Parkway. 14. Any changes in the building floor elevation over one foot shall be reviewed _ and approved by the Development Review Board. 15. The final construction plans shall show the extension of the curbs on McNary Parkway (along the site frontage)out to Kerr Parkway, 16. Submit a fmal street lighting plan showing the following information (per r �, City standards): • a. One additional street light at the project entry on McNary, b. The proposed street lights on Kerr Parkway shall be similar to the • existing lights along One Jefferson Parkway to the south. •'� 17. The proposed lights shall have proper shielding in the parking area and on the building to prevent potential glare into the adjacent residential areas. 18. A professional arborist shall be retained to: a. Recommend protective measures to be taken during construction, such as temporary fencing around the dripline of trees. b. Supervise construction activities and any root cutting or pruning. 19. Submit the final unified site plan agreement. 20. Incorporate the recommendations listed in Exhibit 24 into the building design and final construction plans. A geotechnical engineer shall be • • retained to monitor the construction activities. B. Prior to and during any Grading around the City Water Reservoir: 1. The City shall conduct a leakage test. 2, Development of the site shall not result in damage to the reservoir by equipment, nor shall equipment tires or tracks come within 3' of the reservoir walls. 3. Development of the site shall not result in damage to underdrain and overflow piping. A minimum of 3' cover shall be provided over all piping. C. Prior to the Issuance of Occupancy Permit • 1, Submit as—builts for the irrigation system. 2. Provide easements for public walkways and public ' rnlities for the review and approval of the City Engineer. rI DR 20-90 Page 13 of 14 • ' a °+ 6ti1 r 3. Designate the proposed driveways as fire lanes in the deed and post the roadway as such,per DS 19.020(1)(e), • 4. The LID 218 improvements shall be completed, and accepted by the City. ADDITIONAL INFORMATION: 1. Staff review of the preliminary ary utility plan only verified the location and capacity of utilities to serve the site. • 2. A tree cutting permit shall be obtained prior to removal of any trees that are 5""or 'ater in dia meter. 3. All construction plans shall be designed to the satisfaction of the City Engineer. EXHIBITS R 1. Tax Map 2. Vicinity Map 3. Mt. Park Phase Divisions Map ' 4. Final ODPS Plan (ODPS 1-89) 5. Site Survey 6. Site Analysis 7. Slope Analysis 8. Site Plan 9. Building Studies 10. Building Plan/Elevations 11. Site Sections c ., 12. Preliminary Grading and Drainage Plan 13. Landscape Plan 14. Tree Preservation Plan 15. Preliminary Utility Plan 16. Pre-construction Drainage Pattern* •, 17. S.W. 49th Ave. (Kerr Parkway) Improvements Plan* 18. Signage Plans 19. Applicant's Narrative 20. Supplementary Applicant's Narrative, dated December 4, 1990 ` 21. Mt. Park Center Parking Study i y . . 22. Drainage Study, dated December 4, 1990 •t., • 23. Traffic Impact Study, dated July, 1990 24. Geotechnical Investigation,dated September 6, 1990 25. Unified Site Plan Agreement 26. Lighting Schedule-Exterior Site of Building • 7. Letter by Larry F. Nicholas, Multnomah Co., Dept. of Environmental Services, dated April 0 " 2, 1990 P 28, ODPS 1-89-Findings, Conclusions and Order , '. 29. PA 1-89-Findings, Conclusions and Order 30. ZC 1-89-Findings, Conclusions and Order 31 DR 16-89/PD 17-89/SD 38-89/VAR 31-89-Findings, Conclusions and Order 32. Lot Line Adjustment Site Plan for SD 38-89 33. City of Lake Oswego Ordinance No, 2018 34. Memorandum by CH2M Hill, dated November 12, 1990 35. Color Board* • *Too large to reproduce "` " ' HP:kaa ; DR 20-90 Page 14 of 14 - , .„ ,, M.VVkiVoYw.•44,k ...lb Kitt i2...2.5' . .. • \' %: i. • t ' i • ppptP • !2201 .e41,0%. ... 4,. 4,• M9 2 M73 .....: l . . i w �/ .._.. • • ° laI� P Q • � - 4 • �_ • Ir.111 OSWEGO- S=MMI * I t d� ;OSV �GO a • • SUMMIT_ _�H f_-. 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Park Chur •• ••: . •• . •" / \ v� \ " Major Views •• �+O /\ 'I� f y�4 •• 1•i , , N,t, •• �•F.' ,i 5 > 9y 44%0•11; •,• • rrx "r; KEG Future Churrh Parking Tiy L L.i, 'www . • • 1. Churrh Par kIt 4 •• Tax Lot 206 �\ •6)1 oe• , Tax lot 247 • �,� Acres ° ``+.e• ,� 1 ]2 Acres VY /1,.. ,, cWs �J lt�• ,' 7, ) ° 'sc ",) C-' \,,,, v/ STING /'/ IA C:-) (s)cr:4:32 -----, • ' '. •. ,.... e• ZONING: R—O/NC . 1" 39_____i_.:,....co_ ITE . e / ("/^` w \ wIAAK ,l fl MACK If AGWWNI s i AM. 0 ICZ0• Fog • C --) 0 1 a ° \I New d • • • * oe ill*I • t .I r "` \ Short Views fVte+us �. 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AT vIGNAGE- LE; 1/2" 1' .. 0" NOTE; NOMINAL HEIGH �tkc+�.�.,,.., r i NAL WALL T 5' 0" AT SIGNAGE M m ELSEWHERE 4' - 0" MAXIMUM, AXIMUM, Revised 10/19/90 • . • • . " - ''.."' - ' ''"''..-\‘' . ' ••.: ' : •'''. ..' • --• ':'••••1 ' : '••:f,‘.::',..."..i,'. :k•sWilint, , :,,,:•, •t;.," ,,,,. • ...;...,N :. • .. •• :,-:.. • ilk.''''. ". ' '.''.‘ i . ',. , ' • , . \ Y j 1 1 ; • • 0 311 HIGH "PALATINO" TEXT SIMILAR TO ADJACENT ONE JEFFERSON PARKWAY & PROPOSED MOUNTAIN PARK SUMMIT APARTMENTS. 4,6 X 4 X 12 JUMBO TICK SIMI!•,'' .R TO ADJACENT ° MOUNTAIN PARK CENTER FAc;ADE BRICK/ ®8 X & X 16 SPLIT FACE CONCRETE MASONRY (SMOOTH FACE BEHIND SIGNAGE). \ :-. : . . •• 1'4" ,{I4I I 1'411 t �\ . P ", z i '. • , a Y Y : . ,',:..: V ., -. ''! •i: �•.s... I - _... lot .a\� ��OUNTAIN PARK CENTER y�-ryy !Viii. 1I {{ 1t I EN R i ClU ...... �` r 1 IG Il .. L �1[.••II ..IF. S i ' :1i a ..r4• •J. •at�� ..,�1L ...:....yk, 1C ... ,..i lL.s.u� � Jt: 01 "1L I. ..Il.. 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DEVELOPMENT APPLICATION a +: r' MOUNTAIN PARK CENTER September 21, 1990 , ■rme... Request for: ..lr� Development Review Approval in Mountain Park t 'Al-,, • Owner: w ', Harbour Pointe Development 4702 Harbour Pointe Road *' Everett, Washington 98204 (206) 348-0807 r C• •� t Applicant: • ,;` Thomas W. Hamann ;;,� c,, OTAK, INCORPORATED 0„�T '�J ;, 17355 S.W. Boones Ferry Road ' �' ' Lake Oswego, Oregon 97035 A'i (503) 635-3618 PROJECT TEAM: Architects: Thomas W. Hamann, A.I.A. Michael Pershern, P.A. Llewellyn Seibold Landscape �" Architects: �i Linda Royer, A,S,L.A, Steve Dixon rti Engineers: Greg Kurahashi ( . �{I Alex Arseniev r Dale Roos " Planners: David If Walters, A,S,L,A, EXHIBIT 4'. • • ,.• ;ya.,. • t DEVELOPMENT APPPLICATION 11 MOUNTAIN PARK CENTER ' Inc• I• 1 �d ative '- �'�,y�.1, I. General Overview ie b .1 II. Project Summary III. Development Schedule 2 J IV. Design Statement 3 s M`" V. Design Development Concept 4 VI. Landscape Design 6 ` • ' u VII. Utilities ,• * , . `�;': VIII. Development Standards Compliance 97 IX. Mountain Park Homeowner's Association 9 ,. , 18 X. Traffic Impact Study 19 2 gxhibits Site Vicinity* f '` a Site Zoning* '_ • • A. 3 - Drawings - Final ODPS Plan Site Survey Site Analysis ° Site Slope Analysis L ca Site Plan • Design Studies* Building Plan/Elevations q Site Sections a- Site Grading :2. Site Lanscape -... Tree Preservation/Erosion Control 12 Site Utilities * S-1/2" X 11" only) i • A. Geotechnical Investigation - Awl Geotechnical Services, Inc. 4 • A. Exterior Site and Building Lighting • B. Main Site Monument (1 Proposed) C. Traffic Direction Monuments (2 Proposed) • • �ti 6 v • " ,.,4' ;, ;7 •' I. GENERAL OVERVIEW • �`•' Surroundin Zoning and Land Use . t1 ' ; ,r 7:f r' This site is located on one of the higher points of Mountain Park with a partial view � to the southwest. The site abuts McNary Parkway to the north and Kerr Road to the „�r`k. �.' west. Multi-family zoning (R-O) surrounds the commercial site to the west, south and , . east. Single family zoning (R7-5) exists across McNary Parkway to the north. There is additional multi-family zoning where the Lake Oswego Summit project is located. The Mountain Park church parking lot is located immediately east of the proposed Mountain Park Summit project. ap ' �ar't '`' , Site Conditions t t -, , v\\\\ • The site is wooded with a cover of Maple, Alder, Poplar, and Douglas Firs�' (see site su ). all onaotin 1pe in e 25%, b t ma joity ien 10% andrvey 20% seep slortio anacl( p ysis).s No drasinage channels, stream corridors, or wetland are found onSm the subject propertn a y.o A City of Lakeof Oswegout waterhe reservorirs occupiesbetwes • approximately 12,000 sqsuare feet near the northeastxcess corner, IA- �►oils 0 • . y A' The Comprehensive Plan for Lake Oswego indicates that the site has a potential for weak foundation soil, A soil report completed by T.any Wright of AW Geotechnical Services concludes that weak foundations soils are not present. Mr. Wright's report is ,; found in the Appendix of this document. Existing' Streets P Southwest McNary Parkway is a 44 foot street with curbs where the proposed access to McNary is located. Curbs end a short distance to the west of the proposed north common access drive. Southwest Kerr Road is a 22 foot paved street adjacent to the subject property, No curbs or sidewalks exist within Kerr Road, The proposed improvements to the existing streets include widening Kerr Road in the vicinity of our proposed access in order to provide a deceleration lane leading into the • driveway, The access to Kerr Road will be right-in and right-out only, , • y' ' • b • • • • 25.43TdeveLapp 990.13 1 y . ,�. n. ______ _ �UMNLA1EtY0 . • LARD COVERAGES • Gross Site Area: 87,120 s.f. (2.0 AC) 100% Gross Building Coverage: 22,815 s.f. 25.4% Parking/Street Area: 41,280 s.f. p, F47.3% • Open Space/Landscaping:p g: 23,025 s.f. 26.4% J • • 0 , . r.i • e i { e • ;e • •11 0 . t. 543:devel.app ui 2 .13 J, a • 41_. • M. DEVELOPMENT SCHEDULE • Submittal for Design Review October 5, 1990 • • • MPHA Executive Board Presentation October 8, 1990 , • DR Hearing November 19, 1990 ^ 1 Anticipated Submittal for Building Permits February 15, 1991 • Anticipated Receipt of Building Permits April 1, 1991 ; 3 • Anticipated Construction Start May 1, 1991 • Anticipation Construction Completion • Building Shell and Grounds + November 1, 1991 {` • Tenant Improvements , , , ' December 1, 1991 r . �. • ,.q f • • J� w Iti743/devoLapp '1"9b.13 3 '' �• 4 . 0 ., ,'' i IV. DESIGN STATEMENT is STUDIES: • Scheme i This idea was motivated by a response to the context of Mountain Park, volume is "softener'" and given scale by a series of flat topped and The basic facades. s a community, the Mountain Park area has been designed gently curving he ' qualities of naturally occurring vegetation and topographic features. Roadin a way s complements s are • serpentine and curvalinear promoting a sequence of visual experiences, walkways are Since the building is along a "r;, rlswa " y type of road, thq forms were meant to complement this character rather than compete with other structures or landscape. Although this design is not the one forwarded as the final design proposal, its rationale is the basisspecific forthe design. It was felt that the facade needed further development to promote a subdued yet more e r ` lively and dynamic interest from the street. I. • • ' •• Scheme 2 1,S. Entry portals, gabled roofs, stylised building colors and a more complex t • building facade was the theme of this design study. Its :orm is more commonly of the :the popular "language" srt guage of current commercial strip building development. This t understood lss acceptable because Kerr Road is not a commercial street with many competing interests, but more parklike in character. P Is is: Scheme The final buildingdesign gn is a further refinement and development of the fundamental rationale for scheme 1... As stated previously, it seemed very important to reflect thegeneral o vegetation and landforms in the comnmunity. Being a commercial buildingtype, ittter . l'. '. "` mzpartant that the building attract attention to the degree it can maintain its is '• -��abiIity�yet be sympathetic to its surroundings. n own commercial "..rut segmented with curvalinear fronts. A stepped and mcurval near volume of the buildingnadded issimple �:rcaded front addingan appropriateop has been to the level of dynamic interest to the form, K ovation corresponds in a general way to the curving facade in the plan. It is a This shape in •� :fthe subtle curvatures prevalent during the Baroque and Rococo era, also reminiscent ' Material would be a brick tile with contrasting bands at the top. ,.za band with integrated lighting connectingthe se , Belowts this would run a 3 foot segmented fronts together visually, Below 4 7e sign band is the arcade which is made up of an integrally color cast :;cent color will be red and blue-green, gray/split face block, The main body of the building is a darker gray ,%, . providing a background upon which to focus the arcaded facades, It is the intent of the design 40 . t ,provide a building responsive to its community and attractive in its commercial purpose, 1. . .543r6evel.app ► 4 �', ... t- .. .. .. .. �' \• V. DESIGN DEVELOPMENT • S1'1'E INFLUENCE The project site is located at the crest of the highest point in Mountain Park. The site has vegetative cover of trees with a strong directional orientation toward the corner of McNa and Kerr. This orientation continues from the corner out toward the west and the more distant •landscape. Multi-family housing,with its supporting facilities,is the predominant use adjacent to the site. Kerr Road is a primary vehicular street with McNary beinga sec . access. The overall character of Mountain Park determined the basic parameters of the d si of response. Overall planning of this community is sympathetic views and general quality of life issues. The designoosal is cl.sel topography' vegetation,f continuity of this community through building placement, forms Y linked a ea ial se of the scale, and materials, , DESIGN PROGRAM The proposed development is intended for small retail establishments or office uses. leasable area of the buildingis22 81 The > 5 s.f. Parking is provided for 136 cars at an average ratio of 1 space/168 s.f. of leased space. The building should attract the interest of asers•b ready identification of each building tenant through sian P Y with promote the economic strength of this developmengt. A portion of the building parking designed to service access. Pedestrian movement will be safe and convenient from vehicle to tenantll 's place +` of business. Tenant lease space must be flexible and have sufficient shop frontage to ° g attract potential customers. DESIGN DEVELOPMENT The desig n was developed based upon two major themes, the Mountain Park community, In our analysis the "parklike" atmosphere of roa a response to dways,context, ' and views was appreciated for its fine experiential qualities, Vegetation and topography paths, a' a primary role in softening of the building's impact on their sites. Our designes play ' * „ a way of looking for a means by which a commercial structure could "fit"with is surroundings es d: `. and yet hold commercial interest. The building is located on the site in such a manner as to integrate it with the topographyb integrating with the slope and extendingoutward , Y ` complement to the hill, The curving building fronts reflect the designer's unde stand ng of the • manner in which light would soften the overall building form, r'` Second is the necessity of making the building visible as well as convenient to those who travel • • .,. ' Kerr r Road a gnand McNary Parkway.Ker a, Si g The shape of the forms should produce an overall , a will be integrated in a continuous height band along the arcaded fronts, This location is visible enough to readily identify business establishments yet defined .� •/ ' to organize and tie the facades together. Y enough , • g A series of low scale pylons with banners marks the most prominent portion of the buildi,trg and forms a vertical counterpoint prevalent • . horizontality of the building form, to the These two themes, community fit and tommercial identity are important to the design of the =Hr,., ' structure, It must be compatible, compelling and commercially viable, 40 543;clever.app • 119t3 13 ' 5 . • 'a . rq . 10! • VI. LANDSCAPE DESIGN e4 The proposed Iandscape scheme is characterized by'broadleaf evergreen ` parking lot edge to screen automobiles from view. Deciduous shade Plantings at the islands in the parking lot area. The landscape islands will accommodatetrees tin be broadleafa evergreens and ornamental shrubs. At the landscape area plantings g evergreen flowering shrubs will dominate. P adjacent to the building broadleaf On the north and south ends of the building broadleaf ever �� will be planted at the north end of the building. esegreen Screen shrubs and conifers will act to screen, the service area a •'• drive, The main entrance to the project site isflanked by existing e conifers and deciduous treess that will be preserved.C` .t`r r� Y • / 1. , ' e , , . 1: , . . . .„.. I• 1 . . . 1 , • ' 1 • • • • :'fvlaidoval.app 1190 13 ' 6 ,- ,_a VII. UTILITI7S Water System The proposed building finish floor for this project may vary between elevations 780 and 790. The site will be served from the Summit Water Service Level, having an overflow elevation of 970. A finished floor elevation of 790 will produce 180 feet of head and a pressure of 80 • pounds per square inch. Dropping the finished floor elevation below elevation 790 (during the final design stage) will require individual private pressure reducers. To the north, the water line will be connected to the existing high pressure main immediately north ofthe reservoir. If the proposed Mountain Park Summit (Apartments) project is built before or concurrently with this project, the water line will be connected to the apartment project line at the south side of the site. If the commercial project is built before the apartment project, the water line will be terminated at the south property line for a future ' connection to the apartment project system. While such alignment would create a temporary dead end line, this will not present a detriment due to the abundant pressure available in the a system. Sanitary Sewer An 8"public sanitary sewer line has been constructed along Kerr Road to a point 90 feet south F of the site. This line will be extended to the southwesterly corner of the project as a ubbic line, ending with a manhole. This extension has been alreadydesignedpa of the Mountain Park Summit project. Connection from the proposed building to the new manhole is proposed to be a private line. The public line is adequately deep to serve the project. Storm Drainage Storm drainage from the site will be collected at the corner of McNary and Kerr Road, It will • • be detained underground and discharged at the present rate of runoff to an existing culvert which presently takes it across McNary Parkway. lr From there, another existing culvert takes the runoff west, across Kerr Road, to an existing water course. • • For the purpose of a preliminary layout, the volume of detention has been calculated using an average ratio of 540 cubic feet per acre, which would require approximately 1080 cubic feet, The detention pipe length will depend on the size of the pipe which will be determined during final design. If the final design of.the site will allow a buried 4 foot diameter detention chamber, it will have to be less than 86 feet long, There either such pipe or a longer pipe of a smaller diameter,is adequate clearance to accommodate i. 2643idevel,app 7 990.13 r ` �ij ` • 1y .. u, r v� R.i ht-in-ris7ht out connection at Kerr Road w . • A connection to Kerr Road was proposed with the preliminarysubmittal mittal of the Mountain Park Summit (Apartment) project. When Multnomah County refused to allow such access, the access was deleted from the plans. Later, Multnomah County reconsidered their decision, allowing the access. The access critical to the success of this project and is proposed to be constructed either is ••a Mountain Park Summit (Apartments) project or as a part of this project, s part of the y ` While originally submitted as a condition of approval for the Mountain i Apartments project, the access was subsequently removed by Minor Modification. Summit on. In the event this ro ect P j precedes the Apartment project, the access is proposed to be constructed with this project, Multnomah County will approve the final design jurisdiction. of the access because it is in County Kerr Road and Mc1Va Parkwa s Improvements in Kerr Road are proposed to be identical to those Jefferson Parkway project. These improvements will include only such amounts for the pav •ement a as is necessary for the right-in-right out access, while the rest of the roadway is receiveove only ultimate cross section grading ;.long the east side of the road, 4 foot rockd only street lights, shoulder and two '• Improvements in Kerr Road are expected to meet all requirements of Multnomah County, There will be no improvements in McNary Parkway, except for the access to the project which is common with Mountain Park Summit (Apartment) site and has already been the City, , approved by 'gis • • • . • f.4:31devel,app !'9O.13 8 • • COMPLIANCE DEVELOPMENT STANDARDS HISTORIC PRESERVATION There are no historic structures or features found on the subject properties, BUILDING DESIGN '•`' t 2.020 - Standards for A roval 2.02 General The Mounta;'n Park Center Commercial site is an area at the southeast corner of McNary where there are three adjacent apartment sites: Alderwood Apartments Kerr and One Jefferson Parkway to the south, and yet to be constructed Mt. Park Summit. across Kerr, mit. Each project is of residential scale and character, and yet has its own identi • group of various projects in this area rather than one large project, the overalscale ihang a down to each recognizable group, or project, and then is further broken downis broken ' project. The grouping of projects increases the sense of'place' or home, for th residents w o v ' e4 live there, gives variety for the people gwho neighborhood, and allows a different marketaid identity for aeachproject.ive in the rest of the general ,.. A.iderwood A ar•tments Aldervaood Apartments are across Kerr Road, set quite a ways back visible only from the intersection of Kerr and McNary, The project is from a steephe road, and are buildings and paving are arranged to follow the contours. The buildings fit int h site and the parking under and•two stories of living above. This is very similar to the the slope, with . : St' approach taken at • Park Summit. The buildings are of the same general height with pitched tile roofs, • complementing each other, Mt. Park Summit will have a band of trees along McNary, similar to the trees along Kerr on the Alderwood project, setting up a complementary lementa p ry relationship. The buildings clearly have different identities, Both are of wood frame construction, have sloped roofst are cwithlementary in form and ovvrh overhangs, aluminum windows, • and fit to the contours in a similar fashion, • 8s' 2643/develaipp a1 990.13 9 , •r\-0 L e One Jefferson arkwa •6 • This existing apartment project is directly south and adjacent to the commercial project Jefferson Parkway is on a site that is somewhat flatter on the top One • � '; streets on the west,south and east. The project was designed and slopes down to apt to the varying slopes on, the site, take advantage of the views and building clusters internal ede adapt courtyards. The buildings are two and three levels and have sloped hip roofs with pedestrian .. gable features. One and two-story elements are provided to reduce the m { dormers and gray bevel siding with color accents in recessed areas, rising. They have • Mt, Park Cents will be complementary to this project in ways similarly Alderwood Apartments, One Jefferson Parkway clearly has its own identity; described for ' supports and complements still providing its own identity. Mt.c Park Center / •' , stand on its own, !� � • yet they support each other with theiresidential eleme each project will • { . The courtyards and small size buildings of Mt. Park Summit reinforces the building ,, of One Jefferson Parkway. The setbacks, clustering of ` grading and building heights provide a sense of • '�� continuity yet the building massing of Mt. Park Summit provides variety supportive identity of each project. The accent colors are similar on both pro nd a mutually P Jects. • The projects each have buildings of a similar height, scale and residential relate to the views in a similar fashion, yet they are mutuallysupportive, elements.gh They } identity and reinforcing the identity of each other, PPortive, having their own • Mountain Park Summit A artments The commercial project abuts the proposed Mountain Park Summit (Apartments) ' its western bounda p meats) project on ry. Mountain Park Summit (Apartments) site, which has been approved construction but has yet to be started, is situated at the highest point of Mount rkfor significant views to the east, south, and west, Mountain park with and approved to consist of relatively small two andthree story structproject has ures wideth to date ' F siding and sloped tile roofs, with bevel cedar The Summit project will be prominent in this area due to its summit recognizable value. The commercial project, by location and, as such, has respect, support, perpetuating a lower one stor y profile will required fit nd complement this value by not competing with it. The proposed grading • 9 commercial project into its site will depress its structure into the hillside a further maintain and enhance the prevailing views for the adjacent Summit i nd stte. 2,020 1,11. ' 'Water Reservoir • Where is an existing one million gallon water reservoir east of the site, but the site design does zot incorporates this, Mt, Park residents (including future residents of Mt. Park Summit Apartments) have the use of this court, 0 , ., . ,.: ' 543/dev el,app u .73 10 • ' • 1 � ,. , ? t• ' . 1 r. ,.,,. ., t 1 • Landscape screening will be provided along the north and west sides of the reservoir to shield 1' \ the view of the reservoir elements and maintain the residential scale. 2.020 - 1.C. Mailboxes are not planned for this project, Commercial buildings typically receive mail during normal business hours. . Banner.Pylons are included in the design as a foc..il element to draw attention to the Center • ,;; ' ' and de-emphasize the long horizontal plane of the building. 2.020 - 1.D. Aluminum Storefront Window Walls are oriented primarily toward Kerr Road and McNary r , .: Parkway. Color will be complementary with building colors. ` r The majority of Doors are located in storefront window walls. These doors will be specified to match the storefront windows, P Mechanical Equipment, in the case of this project, is limited to an electrical transformers and roof top mounted cooling units. All such units will be screened. The necessary enclosures will be screened and camouflaged with landscaping and discreetly placed to minimize their l impact. Downspouts, as required, will follow the lines of the buildings and be painted to match adjacent surfaces. Utility Connections and Meters. Electrical meters are served by underground cables and are flush mounted at the utility turnaround behind the building, They will be located discreetly and conveniently. Exterior Site and Building Lighting has been selected and placed to minimize glaze and ~' i maximize security and convenience,particularly at the utility turnaround behind the building, The arcade will be lighted to emphasize this aspect of the Kerr Road elevation and enhance security. • Sig7iae is considered to be an integral desig n element. The entrance monuments are • Intended to provide a sense of definition and leads the eye towards the building. The materials for the monuments will be primarily masonry, a material common in the area, and are'ntended to be complementary to adjacent developments, Awnings are not applicable; none are proposed. • • Vents are not applicable; none are proposed, Stairs are not applicable; none are proposed, • Decks and Railings not applicable; none are proposed, c.t3dovel,App 11 •,, .13 a, 4 1 , .� i • ` V 9 2.020 - Y.E. Cove valance lighting, intended primarily as indirect lighting for the business signage, is further intended to define the form of the facade :it night and low light conditions. Lighting • I in the arcades is intended to enhance these elements of the design. t ` v 2.020.1.E The landscape design will help to set off or frame the architecture and provide scale transition f from the building to the ground plane. 2.020 1.G. Primary elements of the design concept are the subtly forward curving arcades which are intended to modulate the otherwise static facades, and the sine curves along the top of the arcade are intended to recall the natural terrain forms of the Mountain Park area. These key elements establish an identity for the structure without excessive use of forms and styles. 4• • 2.020 - 1.11. Mechanical units will be installed on the roofs as tenant improvements proceed to provide summer cooling, but they will be screened to view from the adjacent residential site. 2.020 - 1.L Since the site is to the west of and some 25 feet lower than the highest point of Mountain Park Town Center, it does not have access to the substantial views afforded by the "top of the hill', The Center's primaryr prevailing view to the west is somewhat obstructed by Kerr Road and :considerable trees and vegetation along a portion of its western boundary, Some southwest -view to the Tualatin Area is available as the grades and vegetation fall away south of Alderwaod Apartments, srading required to site the Center will depress the structure into the hill some 20 feet, which 4 • will afford the residential site maximum utilization of the prevailing view available for that site. Presently, the finish floor elevation is established at 781,00. Since some economic analysis factors are not available at this time, the Owner wishes to retain the option to adjust the finish floor elevation if further analysis during construction documents proves lowering he finish floor elevation will be financially beneficial. • YYY ;• .543Jdavel.app s413.13 12 `', • y r 1 �� + 1 ! ' + t.; 1•j 2.020 - 2.A\ Due to the parking and floor area requirements at ground level considerable clearing is required to develop the site to its full poten tial as a retail of t�l facilities, Every attempt has been made to configure the structure and parkingin property, preserve some existing trees and utilize the natural elements of the site, where feasible,) , to enhance the facility, w jy' to 2.020 - 2.16. • • All building foundations will be concealed,particularly the southern e abuts the residential site. The deep cut required to found the building end of require east wall which ,� retaining wall that will be bermed and landscaped to approximatelyalf i s fu l height.i The remainder of the east wall north of this cut will be above finish full finished to soften the impact of this otherwise bare wall facing the residential grade and will be to 2.020 - 2.C• ' Decks, railings, applicable;and stairs are not a done are proposed. • 2.020 3 t - Y To minimize personal security risk, ample illumination is provided from the project entrances to the storefront doors. Driveways, parking lots, and walkways are all lighted type non-glare light fixtures. Security is also enhanced by minimizingaccesswith df from ht q east side, Along this face of the building there are no dimly lit nooks or dead access points from the All doors will be equipped with heavy duty hardware. ends to hide in, To enhance sound control of noise emanating from the parking lot, the structure the primary buffer for the residential site to the east. Landscape development . will act h boundary will help control sound intrusion onto the One Jefferson rkat the south Additionally, noise from the commercial site is expected to be teParkway complex) mists on Kerr Road, considerably less than presently Additionally, due to the small scale and the nature of the anticipated development, we anticipate the majority of periodic deliveries p retail proposed for this storefront side of the building, ties will be made at the west or Occasional periodic deliveries will be made at the service access utility turnaround b gilding to serve the anticipated delicatessen or grocerystore,' behind the • azcomplished at the service access utility turnaround and a he south ends of thebuiilld will, be .�k such activities at the service access utility turnaround are anticipated to be during daytime building, buy, h�:irs and of short duration and minimal frequency, g • 5437devel.app • : a13 13 • ., • 4 , •� 4 1 Additionally,we propose selective landscaping between the building and the reservoir to•diffuse sound emanating from this area to the residential site. r' 2.020 - 4.B. To enhance sound control from the service access utility turnaround, the commercial structure's solid masonry east wall will act as the primary buffer for the retail occupants, Few ur doors and no windows are anticipated to penetrate this wall. . 2.020 - 4.C. :•, Roof-mounted mechanical units are anticipated to produce db levels well within the 45 db range advised by ORDEQ (when measured at the nearest residential unit which is anticipated to be approximately 130 feet from the proposed mechanical unit) and will also be visually screened from the adjacent residential site. • 2.020 5 Roofs slope toward the storefront side of the building and drainage will be directed to the 4 ,, storm sewer via surface-mounted architectural feature downspouts. This ctrategy will reduce • the distance required to move water from the roofs to the sewer. Ground surface finish grades will, in all cases, expedite surface runoff away from the building, ry r 2.020 - 6 411," n 91T� Group care home provisions are not applicable; this a loccupancy, •, PP retail ;, STREAM CORRIDORS There are no stream corridors found, on the subject properties. WETLAND Neither existing records or an on-site review have indicated the presence of wetlands on the • ,. + . subject properties, STREET LIGHTING4111 Street lights exist along McNary Parkway, Two additional street lights are proposed for Kerr • •• Road as part of this proposal. 2S431devel.app 450.13 14 , TRANSIT - TRI-MET line No. 78 (PCC - MT. SYLVANIA) travels along S.W. Kerr Road adjacent to the subject property. A stop exists on Kerr Road south of McNary Parkway at the entry to the Alderwood Apartments and just south of the northern boundary separating the commercial site from One Jefferson Parkway. ).,� `} PARKING APD LOADING . A total of 136 parking spaces are proposed: 69 standard, 64 compact, and 3 handicap. The '. �, anticipated parking required to meet the Development Standard varies depending on the probable allocation of use types and ranges from 96-105 spaces required, p.• -„k ' t PARK AND OPEN SPACE r TM 't`r' The subject property is part of the overall Mountain Park Master Plan which pro°,ided an +� overall park and open space system for the entire planned unit development, " a LANDSCAPING, SCREENING AND BUFFERING � The site has 23,025 s,f. or 26.4% of area for landscape or open space. Street trees will be planted along Kerr Road and McNary Parkway, Spacing will be done as �,l'` } , appropriate to the variety and site line concerns. • ,(. " ?V Parking lot plantings will both provide a buffer from adjacent uses and allow views of the site " from both streets. The storage and utility areas will be screened from view by planting and ';q' physical walls/fences. All plants will conform to standards for size and grade as described in the current issue of the rj''•• american Society of Nurseryman's technique will follow standard industry practice, automated irrigation system and planting d There is no known rare or endangered plant material on site. Existing topsoil will be either stockpiled on site for re-use or if removed new topsoil will be used in planting beds, There are t' •, no overhead utility lines that would inhibit landscape plantings, j' Paving will be held back from the dripline of any existing trees that are to be saved, A porous ti system of paving will be used that will minimize compaction around tree roots if necessary, The buffer plant material will be planted so that within 5 years it will reach an effective level of screening, The landscape will be , �, • p guaranteed for one full growing season after it has been installed and approved, II ', , S430"devel.app i a40.13 15 r 1 • • Y'S FENCING i , , The on] fencin 'r y g proposed is around the fence enclosures and will be constructed to match the buildings. i y'_ DRAINAGE r ` ' See information elsewhere, regarding storm drainage. WEAK FOUNDATION SOILS This site is identified in the Comprehensive Plat as having"potential weak foundation soils". ^This is addressed in the attached soils report prepared by Tony Wright of AW Geotechnical Services, Inc. • r. COMMERCIAL USE j .r \'. j`ti The density proposed is a 2 acre parcel of a 40,000 SF maximum retail and servicw use commercial building. It was approved through a Comprehensive Plan Amendment and ODPS, - .„:' , ' (ODPS 11-89,PA 1-89,2C 1-89 and PUD 1-67 (Mod. 1-89). The building will not take u more than 50% of the site and is under the height limitation of 45 feet. p . • ,1 r HILLSIDE PROTECTION AND EROSION CONTROL ,; 'r q 1u • Erosion control measures will be taken during construction and specific details will be found dater on the construction plans. FLOOD PLAN No flood plains exist within the s'ibject property. 'STREETS AND ACCESS The subject property abuts McNary Parkway and Kerr Road, Kerr Road is a county road with .a pavement width of approximately 22 feet. McNary Parkway is a city road designated as a lsollector, • Accessg is proposed from both McNaryParkwayand Kerr Road, The access to McNary is to be :h p p „ z single shared driveway adjacent to the proposed multifamily development, The second access o,'.4 .. proposed from Kerr Road and will be limited to right turn-in and right turn-out. It will also • 'tee shared by the proposed multifamily development. An emergency access will be provided to e adjacent One Jefferson Parkway project to the south, This access will be controlled by A `, ndem 4" curbs running across the driveway. e N • wW4 i(devel•app r, 3!11G 13 16 , r • 6 p 7 ! a i 1 SITE ClItGU jATION - DR EIVAYS d.• Convenient internal access is provided by a parking lot that continues from the McNary "' Parkway entrance to the Kerr Road entrance. This Iot is a standard size two-way with a ` Y 26 foot traffic lane and one extra bay near the Kerr access point. All curve radii have been �� designed to accommodate fire trucks and other emergency vehicles. As mentioned previously, ' •�, } an emergency drivewayties into the Jefferson Parkway g y adjacent M project, SITE CIRCULATION - BTKI•;PATHS AND ve%ALi,"wAYS Site circulation for walkways occurs with a continuous sidewalk along the front of the building. There are no bikepathsD , • • .".'.. ' ' ', Iti h A\ w' w • v lip 1 r i� d u §s;r le I r 'a . . , , , ,. .....,- . , . 2ir<3,'devel.app P9013 17 i' 4 a • 4 r a F . I; . •- ., ". r I 1"a }:a. 1, I )X. MOUNTAIN PARK HOI'ci"EOWNER'S ASSOCIATION • ; �' The 112PHA Architectural Committee has reviewed and found the concepts and site development acceptable. proposed building design The Committee expressed a preference for a buildingdesign use by being substantially differentiated in character and form from the prevailingcommercial f� developments but still complementary residential .y P tary in appearance (i.e. selection of materials), } The Committee was unfavorable toward designs which expressed "trendy" conceptsli R; maystripdevelopments, typical of P , preferring instead a more conservative, refined and complementary ~' approach. „' . a• The Committee expressed a preference for "warm, earth tone" colors to contrast but complement the prevailing residential developments. f,^ t , y N eft b d . t AF�'�i el t f,9 1 t r ,f 4i*,, , , 1 1 1�I \I ' k p -I .7.f43r'devel.app °'- p9b.13 a is y' • i 1•il 4 X. TRAFFIC IMPACT STUDY The 7/89 Traffic Impact Study, performed by Frank Charbonneau of CTAK Associates, issued r# as part of the Mountain Park Summit Apartments Development Application, and on file with , the City, is included herein by reference only. No departure from the recommendations of this study is anticipated. Additionally, an Intent to Form an L.I.D.has been initiated and signed by all four Owners, and •'- the City is in th_ process of forming an L.I.D. :. • • , �• c A 4 r4 t • ,.. a 1 . • • • • r 1itt ' • i f•1 0 ,rat y .. i, afx t • rtt v ' 1 b: i b„ .q b I 1 63,'devel.app 990.13 19 r c1� 1 '' r C .. ' 5 5 Y, f p . • '`I vti;.r i1• •' pI • a 1 , tr 1 4th .,ry, n 1'a 11 Y Yh i} . { 11 , ' JC i, • . .• . , 51 a 1 ..n,,,,,,, .,. . • iC 5 ♦V t J' t 0 . . '' '+ • • .. t ''. ° @ • i ill a '' ; ' :L:. Addendum to MAJOR DEVELOPMENT LAND USE APPLICATION .. MOUNTAIN PARK CENTER HARBOUR POINTE DEVELOPMENT December 4, 1990 ,,(i, ` ;N Note: Items underlined have been updated since Addendum dated 11/02/90... 4 -« Project Summary .4`-,, tPage 2, Original DR Application Narrative) • Change the Project Summary in it's entirety to read as follows: ` • "II. PROTECT SUMMARY ' , * •Gross Site Area: 87,120 s.f. (2.0AC) 100.0/° •Gross Building Coverage: 22,675 s.f. 26,0% •Parking / Street Area: 39,540 s.f. 45.4% �" t :, *Open Space / Landscaping: 24,905 s.f. 28.6%" i.44:+{ Development Schedule 'Page 3, Original DR Application Narrative) u S t Change the Schedule in it's entirety to read as follows: :�. 'III. DEVELOPMENT SCHEDULE •MPHA Executive Board Presentation: October 8, 1990 • *Submittal for Design Review: December 4, 1990 'x y, •DR Hearing: January 7, 1991 •Anticipated Construction Documents Start: February 1, 1991 "q =Anticipated Submittal for Buildi• ng Permits: March 15, 1991j s,. 'Anticipated Receipt of Building Permits: May 1, 1991 •ra 4" •Anticipated Construction Start: Tune 1• , 1991 Py4• •,.• 'Anticipated Construction Completion: *Building Shell and Grounds: December 1, 1991 °' •Tenant Improvements: Tanuary 1, 1992", :'.1 '' EXHIBIT t' k: D1,", Z-;- , I `j, 4 y , ` / ., 1 r 1,V, iA k x: . , '1' +, .' r 1 i. 19 w;l .e ` v 1.•t' :. V " Addendum to MAJOR DEVELOPMENT LAND USE APPLICATION 12/04/90 (Cont.) DESIGN PROGRAM (Page 5,'Original DR Application Narrative) - �[6[ Change a portion of the second sentence which reads, ".,,22,815 s,fY" to read ",..22,675 s.f.". ';! Change a portion of the third sentence which reads, "...136 cars..." to read "...120 cars..." and ".,.1 space / 168 s.f..." to read " ...1 space / 189 s.f...". �,�•.°.';, Storm Drains e (Page 7, Original DR Application Narrative) . Delete this narrative in it's entirety, see P.7, "DRAINAGE" and P.9. "DE REQUIREMENTS"... O VII. UTILITIES t (Page 8, Original DR Application Narrative) Add to narrative as follows: "� , "Fire Flow Requirements _ According to John McCauley of the Cityof Lake I,� a fire flow of approximately 5,000 gallons is adequate for the Commwego Fire ercial Department, available �}�' site. wig As a condition of approval, fire flow requirements for the adjacent Mountain Park �` Summit Apartment site were determined to be adequate for a "deadend" design and � , �s improved when developed as a "loop" design with the commercial site. It follows :.,t.1 then that the commercial site fire flow is also adequate as a "deadend" design." Y Y g Water Reservoir Page 10, Original DR Application Narrative) ` Add to the narrative as follows: � The required 20' Reservoir Access Easement was provided by SimmCo Properties z:s a condition of approval for the Mountain Park Summit Apartments and is on file r .v th the City. , `1r Harbour Pointe Development is prepared to grant the City, prior toF :onstruction Permits, the minor remaining portion of the requi ed Reservoir --..ccess Easement which lies on it's property. Harbour Pointe Development is also prepared to grant the City additional required .aseents to cover associated Reservoir utility lines prior to issuance of �• ' m :Instruction Permits, with City assistance in establishing accurate locations -4 .ese lines, for r �'-� i ` .,R Y 4 - .2 ,y, . . - , .. , ,. ( • 'tr O Addendum to 12/04/90 MAJOR DEVELOPMENT LAND USE APPLICATION • (Cont.) ,r,�` +, " , Utilizing location information provided by the City earlier this year, Harbour Pointe Development previously granted the City an easement for utility lines from the ", Reservoir across the commercial property to McNary Parkway as a condition of approval for the adjacent Mountain Park Summit Apartments. • • OTAK has utilized copies of the original Reservoir Construction Drawings (no actual As-Built/Record Drawings are a\ ailable at this time) provided by the City and to the best of our knowledge, have designed the grading and service access drive �° configuration to accommodate Staff concerns for protection measures in the vicinity of the most likely location of utility lines as presently shown on the original 1. ' Reservoir Construction Drawings. (See Sheet 9, "SITE GRADING & DRAINAGE", attached,..] 1' Datum at the top of the Reservoir at it's perimeter is 798.00. Of the total Reservoir ' perimeter of 408 feet, we propose to expose the walls as follows: At the westerly corner, 8 feet maximum of an existing 12 feet will be exposed. The exposures will then diminish as grading proceeds away from the corner, to 0 feet exposure at approximately 30 feet east along the northwest wall and to 0 feet exposure at " �r. approximately 50 feet south along the southwest wall. According to Tom Hamann (OTAK), Buzz Clark indicated, over a year ago, that , removal and/or regrading of the existing reservoir berming would not be detrimental to the structural integrity of the Reservoir. As a result, OTAK based it's w` design premise for the service drive and associated easements on the assumption that we might propose minor regrat ing in this area. To date then, we have proposed ' to accommodate the service drive Hith attention primarily to maintaining adequate coverage over the Reservoir footings. According to Buzz Clark, in an 11/01/90 telecon, CH2M Hill has determined that the ' " site grading as proposed will not be detrimental to the structural integrity of the reservoir. This confirms earlier assumptions. Additionally, we have received via ' the City, a copy of the written memorandum dated 11/12/90 from CH2M Hill ® 'i'' confirming the structural integrity of the Reservoir walls. Deleted since Addendum a;, dated 11/02/90: 'Buzz has indicated he will be following up on this; a memorandum will be forthcoming.1 A incidentally, the adjacent property Owner (presently SimmCo Properties) is required ''� ' • to provide access to the tennis court located on top of the Reservoir as a condition of t c'• approval for the Mountain Park Summit Apartments." ` , •A1, (See copies of "ACCESS EASEMENT","SLOPE EASEMENT","LANDSCAPE 'N' t EASEMENT" and associated Agreements between both Owners for the area , 4 .atry • immediately west of the reservoir regarding the utility service access a' i turnaround, attached...) 0. } P.3 • " " ', • • ti ', , t Addendum to 12/04/90 MATOR DEVELOPMENT LAND USE APPLICATION ►' (Cont.) 2.020- 1.D. (Page 11, Original DR Application Narrative) `` Add to the paragraph beginning with, "Signage is considered to be an integral design element.", the following: • ; , ',''1 ✓y "Site Signage: One Main Site Monument is proposed at the westerly corner of the site near the intersection of Kerr Road and McNary Parkway. This Main Site Monument text will be limited to 32 s.f. V'.,, Two incidental Site Direction Monuments are proposed, one at the north common access and one at the south Kerr Road Right-In-Right-Out Access. The incidental Site Direction Monument text will be limited to 6 s.f. each. Building/Tenant Signage: While the Tenant Signage accommodation band on the building arcade facade is 3' high, the individual tenant signs will be limited to the ,. requirements of the Development Standards. i.e., 2' high by 80% of the street frontage. • A specific Signage Plan will be developed during Construction Documents and ' approved prior to issuance of Construction Permits to ensure compliance with the Standards." +.r , (See APPENDIX 2, C, revised 10/19/90, attached...) 2.020 -1.G. . '_ .. Page 12, Original DR Application Narrative) - _No change to narrative required, but... Al :t,'; ' ' ,; (See revised Sheet 7, "BUILDING PLANSIELEVATIONS„, with dimensions added, attached...) 2.020 -1.I. :,, Page 12, Original DR Application Narrative) t. Change the last sentence of the last paragraph beginning with, "Since some ' a ' ` economic analysis factors are not available..." to read as follows: 4.1?',; 4 I 1 ;", » ' Some economic analysis factors will not be available until Construction Documents are complete... . ..The Owner wishes to retain the option to adjust the finish floor elevation if further analysis during Construction Documents proves adjusting the finish floor ' r elevation will be financially beneficial." 410 . r J ,�+,. 1 '' at 1' , 4; to r " ,. . 4 ` :r.ti t. 1 • t ' 4, a.'•` t ` Addendum to 12/04/90 ^ y 1 MAJOR DEVELOPMENT LAND USE APPLICATION , i, ,. ;,. J ' Cont.) • ' ;a 2.020 2.A. a ' (Page 13, Original DR Application Narrative) ' Add to this narrative as follows: 'Construction activity within the existing 30' Access Easement along the east rr'o eib, line will require the removal of 12 existingtreegroupings. Since these trees ' 1' G would bye minimally impacted by the construction of the adjacent Mountain Park Summit Apartments, the groupings were shown on the multi-family Construction .-, Documents to be preserved. • Development of the proposed Commercial parcel was indefinite at the time the t Multi-Family development was in the design review process so there was no reason to show the trees to be cut. In fact, it was reasonable, at the time, to expect that `, development of the Commercial parcel might not proceed for the foreseeable future. (See a copy of the "Statutory Warrantee:Deed" which describes the Common Access agreement, the Kerr Road Access agreenumt, and the 30' Access ....... . Easement, attached,..) , However, since the Multi-Family development is on hold due to current market zonditions, the Commercial development is in the design review process and the necessity for removing the trees to permit development of the parcel predominates. y':t • It was the intent of the Mountain Park Summit Apartment submittal to address the ,t;ee groupings during the development review process for the Commercial parcel. "' :n fact, the likelihood that these trees would need to be removed at some point in . to e future was confirmed with the recording of the 30' Access Easement for this area .:.rior to approval of the Mountain Park Summit Apartments." he embankment and loss of existing trees resulting from the Commercial .anstruction is proposed to be revegetated with Douglas Fir, Sumac, Photinia, and English Ivy to prevent soil erosion." w �• '',.020 2.B. a • wage 13, Original DR Application Narrative) , Change the last sentence beginning with, "The remainder of the east wall north of ' ' : —s cut,.." to read as follows: "The remainder of the east wall north of this cut will be above finish grade and will be constructed of split face integral color concrete masonry to match the main •wilding masonry (not to be confused with the arcade masonry - see Color Board). ' 47.-1.is basic finish/appearance strategy may, depending on budgetary analysis to be .ndertaken during preparation of Construction Documents, be enhanced with . ariations of masonry pattern and texture but in any case would be kept simple in :1ference to subjective public opinion." • • 4 ,_.r , i' ` 'fit... I ..' '*. kV' ,,. �. 7^ ::,'''' 1g AS Addendum to , 12/04/90 � MAJOR DEVELOPMENT LAND USE APPLICK1ON (Cont.) STREET LIGHTING (Page 14, Original DR Application Narrative) Add to the narrative as follows: "The maximum spacing for the two additional street lights, as shown on the drawing, is 160'. Other existing street lights, along Kerr Road, are spaced upto 190 feet apart." p f TRANSIT (Page 15, Original DR Application Narrative) Add to the narrative as follows: "Pedestrian access to the site from the transit stop near the Alderwood Apartments will be accomplished via crosswalks to be constructed concurrent with Signalization of the Kerr/McNary intersection. Additionally, a short surface connection is proposed to the westerly corner of the commercial site parking lot. Pedestrian access from the transit stop south of the commercial site's south boundary with One Jefferson Parkway is not proposed at this time due to it's association with half-street improvements on Kerr Road." 0 " ' [See revised Sheet 5, "SITE PLAN", with connecting path added, attached..,) PARKING AND LOADING Page 15, Original DR Application Narrative) ' Change a portion of the first sentence which reads, "...136 parking spaces are proposed,.." to read "...120 parking spaces are proposed..." and "...64 compact.,." to read "...48 compact..." Also change a portion of the second sentence which reads, '...95-105 parking spaces required..." to read "...120 parking spaces required,..". Add to the narrative as follows: 'The Owner wishes to maintain flexibility in the allocation of Use Types; the + • allocations used to derive the parking requirement may adjusted in the future to meet market demand, but the total requirement will remain 120.", [See "Parking Area Calculations" data sheet, attached...) , • LANDSCAPING, SCREENING AND BUFFERING + ' Page 15, Original DR Application Narrative) Change a portion of the first sentence which reads, "..,23,025 s.f or 2b.4"u..," to re n. ' ..24,905 s.f or 28.6%..,", ad , Addendum to 12/04/90 MAJOR DEVELOPMENT LAND USE APPLICATION b (Cont.) FENCING (Page 16, Original DR Application Narrative) , Change a portion of the sentence which reads, o °�' ...the fence enclosures... t., read ..the refuse container enclosures..." . Y DRAINAGE (Page 16, Original DR Application Narrative) Change the narrative in it's entirety as follows:+4 . "Introduction: Proposed drainage of Mountain Park Center is linked to drainage of •, the Mountain Park Summit Apartments. , a , ;; Due to the local terrain, certain portions of the multi-family complex are included ' in the Commercial drainage detention system and in the phosphorous removal calculations. (See "DEQ REQUIREMENTS" at the end of this Addendum.) These areas include the landscaped strip east of the structure, the access to both developments, and the open space south of the access. Diversion of Drainage: It must also be noted that, in view of it's size, a small area that naturally drains toward the existing storm drain in Kerr Road southwest of the site, is proposed to drain to the new storm drainage detention structure at the Intersection of Kerr Road and McNary Parkway. If such diversion would not be used, another small detention structure would be required at the Kerr Road Access. The orifice at such a structure would be too small to function properly, requiringr. ° frequent cleaning /maintenance.g/maintenance. The diversion of the run-off to the northwest will rot affect the downstream watercourse because the proposed detention facilities are designed to compensate for the diversion, delivering to the northwest the pre- development amount of flow. • �,� as Detention Facilities and Drainage Routing: In order to satisfy the DEO water quality TA',� ,1 requirements, drainage of the site is accomplished in an unusual manner. Drainage ti Yh ,` s first collected in the 8" pipe and delivered to the northwest corner of the site. There it is discharged into the privately-owned grassy swale planted with rye grass, P. ,,,. : this s vale, which serves to remove phosphorous, the run-off flows to the south '^r 200'. ,` . t is then collected again in a ditch inlet and delivered back to the north through a - Y.' 4S" detention pipe. At the pollution control manhole, which is the north end of the .retention pipe, 1,08 CFS run-off is discharged, this being the pre-development rate ^f flow. This discharge is then delivered across Kerr Road to an exisiting public catch basin. t the entry to Alderwood Apartments, The watercourse downstream of the catch asin is riot expected to experience any impact from the proposed development since ', ', t. e new rate of run-off is proposed to be identical to the pre-development rate, "" ' " \\\ • Addendum to MATOR DEVELOPMENT LAND USE APPLICATION 12/04/90 (Cont.) '.. :, k • Exclusion of Tennis Court Run-Off: To sim hf �� removal calculations, one half of the existing ytenndetistcou ion t r d phosphorous(which •• theoretically drains toward the proposed detention structure) run-off (which \• ,. from the calculations. has been removed The exclusion appears appropriate since the tennis court/reservoir is City-owned, is " ' pre-existing area, and should not be the responsibility of the Developer either detention or water quality. p in terms of '. HILLSIDE PROTECTION AND EROSION CONTROL (Page 16, Original DR Application Narrative) Change the narrative in it's entirety as follows: "The Hillside Protection and Erosion Control Standards require that land with slopes in excess of 12% be regulated in accordance with L.O.C. Chapter 45 and L.O.C. 16.020(5). Construction Documents will be developed in compliance with these Standards. • Section 16.020(7)(a), referring to areas of 50% or greater slops, states that at least 70% of site will remain free of structure or impervious surfaces. Section 16.025 2 ' . • requires that no more than 65% of 20-50% slopes shall be graded or stripped of vegetation. On the commercial site, slopes in excess of 20°10 comprise approximately13% of total site area. Areas with slopes of 25-50% (approximately 8°0 of total sie area) andte areas with slopes over 50 r° (approximately 3% of total site area) are not slopes, contain no significant vegetatione construction. These areas will b thoroughly altered byreJconstruction of t of past road the reservoir " development. proposed The previously approved Kerr Road right-in-right-out combined with future Kerr Road half-street improvements impact approximately 56% of the total slopes in excess of 20°0, site area with ` The remaining major portion of affected slope area can be characterized as •• backfill/finish grading against the northwest and southwest edges of the existing reservoir and pump house. This area will be impacted by the proposed service access 3.ive to the rear of the commercial structure, Erosion control will be accomplished with hay bales or filter fabric around all catch basins and along the boundaries with Kerr Road and McNary Parkway. Landscaping ` f all denuded areas will ensure erosion control. Erosion control measures will be taken during Construction and specific details will be found later nn the Construction Documents." • 78 • e i .• ,• •.,.. • :H y ' . Addendum to • MAJOR D �'ELOPMENT LAND USE APPLICATION 12iO4i90 (Cont.) - STREETS AND ACCESS ;,r4 (Page 16, Original DR Application Narrative) 1 ''c Add to the narrative as follows: "Per the 8/13/90 Pre-Application Conference, half-street improvements "` '• ' required at this time other than is required to match that adjacent are not developments along Kerr Road. But on-site improvements tothe to other Pre/Kerr Road right-of-way are designed as required to align with and meet te future half-street improvements as we presently understand the requirements s the half-street improvements, i.e., to include complyingq ents for :sidewalks, drainage, street lights, etc. paving, curbs, gutters, (See also ('STREET LIGHTING'( above..,] Also per the 8/13/90 Pre-Application Conference, curb extension along side of McNary Parkway, west of the north entry, is not required at this time." south Finally, add to the narrative, in it's entirety, as follows: DEO REQUIREMENTS 'The stormwater ualit facilit ro osed with grass lanted Swale 200' lon and at least 5' wide.l We ares develo nt ro eosinon of a w t .salerb � constructed at a roximatel a 1% slo a to roduce less than 1.5 FP end of the rass Swale the run-off is then collected and delivere i tlooth v• n- the detention facility, a on-site The phosphorous removal calculations clearly show that no additional r t control facilities are required beyond the on-site facility described above. However ter a ' standard ollution control manhole and 1 nch t e catch basins ro , osed with this • develo merit will rovide additional hos horous removal." v [See phosphorous removal calculations, attached,.,] d END OF ADDENDUM • , 1 L .9 Y' y - f • )r • �Y7 • • • • • Y!' , 1 • • • + • , • • M . K• • 1. • • 0 j t • • • • y + %•- ' I • ' .4, • r • e • ., • ti 1 •t t • . • • • • • i. .. y. r. • • MOUNTAIN PARK CENTER PARKING AREA CALCULATIONS TYPE OF USE S.F.; S.FJSPACE ;SPACES REQ'D *Delicatessen: 1,375 75 18.33 *Restaurant: 2,250 75 ' *Grocery Store: 30.00 �; 4,500 200 �'� *Specialty Food Store: 22.50 ' 2,000 200 10.00 , *Beauty Salon / Barber Shop: 2,250 250 9.00 *Retail Store: 3,750 300 12.50 *Dry-Cleaning Establishment: 2,000 300 6.67 *Permitted Office Use: 2,250 300 ' ','•'` *Service / Repair Shop: 2 7.50 "° „ .., ,300 600 3.83 22,675 120 0 • T• t 4,,,, E • NOt• • `' • a • 4 . EXHIBIT s i • - 4 try t;YL'.` • • :r • • • 4 J•. • • ' f . J , 11 . i•' • • • • $ I • I' • I.A • • • • • • • • • • • • • • Y • • • • • • I • ._ • • • rar;�e Y ,. • 4 a.-�� yr 4. 41' }J.dr 4 MOUJSJTAJNPAV .. .. • .. . .. .... ... . . ,. D• . • . .... A1NAG . .. „ . . . . . . .. . . . ._ 8- WAThR ., .. .. . ,.. . . . WATER QIVAL1TY STUDY , . . , . ____... .... .•,.. . . . . . ..,. , . .. . ...,...._ . , . . • . . . ...... . . . • S i • ���tp PRairfJ,J/ • ✓G bREGON "0 y r 7 ‘4, �� MM� Arenaerwe y p CNAEngme�m eg i1 E /� �� P *. Development Serwcei PROJECT r LAndicepe Arcnrled:rc Lend Prpnna q , Utben Oeigr «i : 34 r : a A t E tl Su+verra B Y " M.`( u C K. B Y .1M DATE 12.q, 0 f�z �.a ��_ �A :4^ -E _ �s P a . a a ; '.„ 1 F dN .r1 r r / e 4• PI TN PAc CEre,, * i w�t�� ` '� ,. ,�_�r '.fit �Mll S v _ r �7W+ " +'��,11� tY•'- 1�"�1' `"�•.J ����y„�• t-,�y� i. 1• • NA" \/ C... \; e. .y„ -rh . .. \ • +zt frV o 1S 'beta Any 1 "� ' / / may, • ammo °Llyd S�9w C ada.+� i i ' /'ery o.7'�o $. r':.: ( 5lr6- AnEA c • Comp vsl77eA) 1 Grant .rat pa,-u•rvas _I„y' r,,vv, , S-, e H7�,6 ,,,,� pc,, , AP-S;k- A 0.gq2 f a,o0 2 a 0.«o Cj 0.41g6 Ca 0,198 Di 0.0o7 o.40z1 • Dz 0.029 C.aiq r a.o21 0.731 P4 a.o11 o .41L \„ re 0.067 0. 8 S7' 0. g43 • 0.147 T.ip, 1 4-4.. • • ui/$ SC5-fQage,Z Usr>` p•�sidle 9 /�.drn�n,�lt (1✓,>�» lt/rwkr) T Ss ('ol:s:.01 001 L+:*1"79 1 Arch.eetufe r V Crva Crimea/mg 0 il., Oevelooment Serv,coe PROJECT I"'Otim rA•tiq PAR.to 0 717JOB NO. 14f3' 1- ., Landscape Arehnectufa . , Land Plannrg Urbati Orogn k M a P o q ► t e o surveyrr� B Y O K, BY XM N. • A 4 : 4. ECTS li C DATE �Z-3—gip PAGE OF • • - ; = DJEC"f NAME:, !12'ouiv TAi� /it/l f< Cc; „y: • 2_E NUMBER: , • ah`� b 100-24.5/Rv ZZI=Required phosphorous remomal effeciency in percent. ' _, =. Average site runoff coefficient. , ., = (0.7 X Al) + (0.3 X A2) + (0.7 X A3) +(0.05 X A4) +(0.00 X A5) Fraction . Acres of Site • A= total site area • 2. Sr 2 Al = street area to drains — -- • •Roo•P> farkiHg & 35- A2= street area to swales • 49 o. 6 A3 = roof&parking area-o c.c.s area .lam- p o SZ A4= pervious vegetated areas 0.88� p, 3 /2 A5 = area retained on-site — • Rv= o, '43 • Rp • Ji .. M // �`, [- ..2 yr 24 iv c.4...z" r�,ri-r//' -4 r] r +T" / i; 'A• ,3 SiCAt C4 5C•d0(e ' U 00 y — s r M e, is l.,sure GCre:w Az crsa(:0,4ti a 4 4r.:gi 104/5rv2,1 i,:i sc.. Ve)ekt�ia,•, �_�'' Cave-e �j"e5'°'ssl� 27,-uss �1'" /h// rCa \\ Scve �d Cc rH �r tS K� /v r'"".'c"`').t •'• �� t /�!J ) a mac* /7�' 7j lP o {'Zfczk:tl,) k - • 6 . L.�-;, Cal�.) Y r,'v, , Y l is:I - /'LtaH."t r 1/ a a / `P2brJe Cxr� 6-12 "9 ii) a i . r ILT�t h., 1 0.41 ,.0 rsh �/ Y '. —dr3'f+ , ! =570 L-� rvk s - :'Ij ' '' n,�t,P "•,e Y;� t t�hlt ee + - w sr�� �t�,ti %lain ' 3 1 — d • w417 v C.) -6174.K. /),,r, �, . !cU yr• -241,- 5112`t•, _ ) rr Q _ 2.2 / c- 5 � G � �I �:=• Cc✓ '- Pe : 51 ir , ,- z , , —(0 r ,;4c�',Ice D ctC•v) I �raX S C'CG f i ly C/rJthoL) Alcndlclure Civil Engineering 0 ., lrbeve comenl Services PROJECT /r' ,r Pa. k. C 4r J O p N d,2 41 2— , ' ` Lanascape Archdeclure r Land PlanningUrban Design k' = a CO 8 A P E b Survev+p ®y--^41' G K, BY 71*N • cDATE I2-3-R0o' Is PAGE ( OF 1�. 4 r * , r d. = 0,a31 Jam, :•�?SUYi+c /1eCNnr ` VR - G. 5 -P ec -,"='''.` ..d ex rJ la- lid r2' . /2 = US = CL s = /•3 c, * 0,e b'tla„, 'Qf ac1 //X; 4" 711) w/i. SI ; Se ,ere.•r1/TT{ Ve loci f; V= I/g = 4. 94. -7s-,Ic < c-4 L.4K co fix ,( %� c f o ' F 09.�1 i C b5,kD 9GN-�-a l JU5,...ad 6D f )it�/ t_ o.4 -P- ` 7- _ t 6 cl, "r,144,Mnfu1O /i r3 mw1 -441..,er• .. ' \ _; 0 ir(/ 7(.kl(le Di a 0,Jr',1'l / $ •t-T`• �......,. if`ha ( GireicRyi (N*ciJCc Rkd Tw.^di.KCa) • n O. r , 7_'^ Fe a ff, b= l,rC. R = T IY ....L � q �, 3 _•3r r 8.51•�-z /4724 477 /4 4Y`J'Z � t,K. - '' der^r J *1 rm4k ca. cer•,.vty 74'4c (ar)ye.r-41e,d, , -7-7,71:r--,L."----dtee -Pt- A-r- Tor g. ? ..C-4-) SIC?'5 o _ , ;/ O.SS- • ' WI op* - 3 .o -Pt-Ai- Gomel Cml Engineennq �iK./ 0 Developmenl5niacee PROJECT e iG 26[�.5 •2. , LantlYCape AfChARCiWd - JOB N O. . Land Planning Urban Demo � I N C C R M p R A T E D Surveying B Y r"T.^.L 1/ :4 An : w -ECTS P C OK, BY- ,701N DATE 1L/s/9..• PAGE�._ . or !" it;PereAsratiata) Fic.i 4,0 rtost Des/6.,,,A) yr. -�✓�trre (lay- ex Pc.c.t Ac = (.O 8- c ) Influent 11. e ; + 1 'a Effluent it. j' ,•, j 1 • Q 1, 1 ' �• a • 3 6 9 la 15 18 21 a Tine in Hour c Sern-hre►, A e Influent Hydrograph r901 long Rate:, 1.91 cfs Time: 8.08 hr Vol : 0.65 As-ft Int: 5.00 min 1 4 wide Effluent Hydrograph Rate: 1.08 cfs Time: 8.50 hr • Vol : 0.65 Ac-ft Int: 5.00 min ylle part,�'l pp'�-k C P.�Vfjt, j 26 3��Cr�Q J 1Q,�p STbrt A bcL'' Vo • ect.p6ve - r2 0 * '• ' u n i • MT: S, • ,• It fl; . b TT±r .J'E' rilf �� Y S n1tn, z _ * .. z I C 1:. R Vr V R 1 (' ; (sg7 640 1 I 4 , r : b cirlst,, ..r 24'dmiq f+" 1! w ' t t1 1 �� ==? 3 6 4 C s G' 014241 . Ref f L/ - r`t-F./.2 i` Re /Te V f� • -„, ' (!go ' N 48 ) 773 'FL,r) 1 .. Volt)toe /s he 67 �F 5'%oft: < l�'✓ Dom , U 1�� CJs ry . Increase ei s` ». \ �2 �'' - •• rn /Usfe all v 1�1ts • 1 I dt'r 11 •, /1/tra .���f a r.3 I,' 12, �,ov'x 1'2 ptfe (B ?o 40ll) a,for s�re -44111111.Plir. y013 { -?-iq*7 15 34 ' (a) ,5 ' tt„„n4eks (3,9 ' ',40.„,e) • • '� •• -J. or.-- Ce 9rti.- 0 P i kieerno (, • p a 5'2 30'X tYs" s P.ifi rd 0 97 ) ,,,, f---,.3 9 ZeS I , • ' • , _ , , 1 , • (AVA1 O 2.392 C 5 23(014 c� 02-egJk21�) Ok- 11, s. 0" `��g/'1 p/Q.A7,00 .`.K%1�& .44 _Oct ct fca (.a -MI'1P) '; 4 , •1 ,4 t . 0 . i f,, • r, • j • 0 0 ' 0...mom.... 792. ' \ ‘): f3 a . el , ,.1,c./. . .. . .... . .. . . . . •• . ,.•. ,. 1, , rg- 41 P6 cwAGE r fir'.'i , 1767-614)7740 i 1d fir. Y � :.j 1 tti x. ^ T�'J'( :Jr i` IFS pp +t ftl a6 .I.t�h � cr1. ii >> " it ld'. a' .il. f' 4 'I' a.,. •1, • - i �.I F. v '.. r C ve Engmee,r q Development See.ces PROJECT ntZ4.,-rA -f r2 rr �.'rn J O e N O.Z6543.1— • Limiscaae Nfrn tedve e' • Lam!Pla;nnnq OtakUatun Deagn a a' ' .� % _ A ° d p N T E b suiverrn BY,a CK. BY Tem N :, ,DATE 12.3-9,n PAGE . OF jd a . • A = :- ' ECTS p C ry 3 '• f•* ,=>-5 1 5 Cam. =g(f,Q.) [0 p= 0:24� s a„o6q �z ��z . G=1'i�0` a .r S=o.oi 5` Y 0-0 r Sr; O•S s t r° s 4 x'= o.rlo h= a-oo LSO ' . 5 = 0o8 4 Off-5rrrer ,4rcc 'Ord-iiita /( n = o.ar4 •p r • —Y„1b;: Z=0.4Z S=o o r P ' Per► iervI a t rtstoe PI - 0. i L = d to Flow L.e,,0�'t, ' ' ' f •-0. 151f J - over•tol n) ow voile P" er n M4.9•,;Ao 'r1" S ro.o1 • • ,-.,.. :...,.;' . • L•=25-1 S =o,/c ,.1.0 j - l r0 I N • ` 5'=0.ir 4: r 7:0.649 y p=0,02, } n=a eO16 — _0.Z3'4 - p =o.o2q . ,,,,:.. • • , 5. 60 01 • • 4,...-d-0 16 . ,., .. Arendacyltle OW Enumeerr+p . a;. Development Serv,cee PROJECT Mh t/nt I-. ., f Arx.lc. CJd JOB N O 2 643'•Z y - LendstaDe AfcMledute ' r Lind Planned .. • c+) , urban Dwgn C a - (� / s . /f CCT S A p EDD Surveyed B Y �"""`—.— C K. B Y 7/M)4. DATE 12-3-`Lo _ PAGE 1 0 F `l F c7..... ...,S1.„7 17.L ., . •:. 8„ p6 d_ la „ 0 , L 3 C =3o • S ..,,:c•v6 ,c- 6/ le-=3.r$I lc- 75.4 L.. =go' . t`'� r L -. 3o/ „ = p.o8 L= 311 !E_ 1.-n. P$ I. , L- a S 'O6� • • S-0,02 h = .o- sL4.,.si(.5` (-Porn.- 01�wt dtams4.1 ) I L•.�ACCC) / N•-elre 5 -0.02 S �SZ - �; 1 ' 4 . 0 ,Z. -- 8 „ s ..0.009 , 1 C.= 01 I r• Ply r , • S -0,02, ci - le= -6?:3 G,r 16e11,►,.) ' r` _ d=g W . _ : L, = Igo' Z- 46' le•- 1- 4.9 - _ L- I10 '_ .. - o.CSO^33 i.+ �=�,Y Of re (pall- cmI 1l►„1. te) a G• Cl i 'Ir. .. ' . •, �— Vv7'LG-7"' /E - J 7.3 • o.v 2 o�rFtcE" - -4-6 y.3 L IOZ P,r4. 570•c ' n- net. "r" As.cis, L >7�ezold o ' wne' t Mcneidwe W Ctv l Erpinee Wit M (� bevebamenr 5ervrcrs PROJECT A 'cE r. J O 8 WO,2E '3•2. ' Landscape Afcnileciute • ' °flak Land Punning • Urban Design c�/_ u rarrhaATEb Surveyrg RY OK. BY ..rhN , DATE /L-I-14 PAGE / 0 OF 1's. ,. 1 o.:,. "r^c T S P b J yd�4)l c C-rr-- c�al r n !, , r , •zr- 7e12rFur' 1o` re 4t 'o' • -...GB', S .62/o o f 2 "5Arrn Spur ei^ (rxrS•h au; o.o S"•exr•/-(. 0-,! V z 9 s V= /.�8 oA ;.�.r�•,a-rtlhs) i — - . • ) a.• " ti (,/O 2 r .err. L-I(S p = A 7Fr Cw-<h w 9 R9 - 64, =v.s.3 D,0 3 e/p ar°r« t! A; .1 v/�9 =t,,r" R� o.3�r i i ).0q. in/Ate. CG..0..a c......, Lem p'ec,/ a'',' =?-(.l'r- Lie pro/ e(e,r+i4,-b,,t lw«,c, f•>>• �.'`� :�/4 a0.ism •F tJ.D,Z Pxi/ Gpa j _ /.9/off =/s� r .r `• • • Q=o.-rr1 � ry kee r O.0 • ^ A. • n • e. . . . . . . . A. kArchdeturo CIO pgiheah9 • (/% � }Deve '+entservices PROJECT' !' ."' AAAs C JOB NO, tec1/•2- .. * Lardstabe Arcn,etlure �P Land Planning • ' Urban Deign r v : t r A C E D Surveyvq FJ rY S4 G k. S Y . .AviI I OF /4 • tt :'"' ' tcts P c DATE . I,L� � -�� PALE, Hydra)L 6v: Lice _yam F C0 G. ^��.p5r f eJCO��1'au1 Zit/rdMfdl • .ay? •2ci Gass .J ,9, .A„t• az, -- -/.9 o Leve! (i of (a low @ 7 (•8 4 ..) 1 � v' rO3 •exif ', . bet .c,'o+., • '` ,: .a3 e-�'�+'a ,ce =2&0 x• 145"57,—, 1 !Ov yr` Swa/e ?Eq., • __•. .'; ... 9 1 6. r« ti� • . .. .. . . .... .. • • •• , 4ii , ... .,,.. , . . �• • . . . , 0AicI xe "' CIw1 EnqV 1 ,�rDeveWomenies PROJECT i%?� Cm� JOB NO, o�%.5.'LlahtlaCceAreure ' landng Urban Down w 3at AZ w 's .w x Lt. y M P ECo survevrg BYi3GT!� Ck. Bel rmi-4 DATE 1Z`7�7d PAGE, f� , OF 14. 53„ • A • • � • • 0 . F, J n.v TRAFFIC IMPACT STUDY i� +�1!'1 ',i FOR • • MOUNTAIN PARK APARTMENTS 0. f': • s.• !, 'KERR & McNARY PARKWAY LAKE OSWEGO • k, • I. y� / ,P°I ,l• y I ' 4i . ti r, • . • July 1989 • ,.• CTAK ASSOCIATES 4H � B T l• . }:•• 2 3 4 • 1 • • CTAK ASSOCIATES Suite 520, and, Oregon S.W. Columbia • Portland, 97258 • (503) 228-9507 July 21 , 1989 Mr. Michael McKenna Simm Co . 400 S .W. 6th Suite 805 Portland, OR 97204 SUBJECT: Traffic Impact Study • Mountain Park Apartments Kerr & McNary Parkway, Lake Oswego Y •y' Dear Mr. McKenna: We have completed the traffic impact analysis and study for the subject project in Lake Oswego . After discussing the project with Mr . Thomas Hamann , A . I . A . , Otak , Inc . , we are submitting six copies to Otak. If there should be any questions , please give us a call. • Sincerely , Frank Charbonneau, P.E. • x. 1 • • • • . . 1 1 M " • ' TRAFFIC IMPACT STUDY , a.. FOR . ,;• MOUNTAIN PARK APARTMENTS KERR & McNARY PARKWAY LAKE OSWEGO : c:\Vs. w * • %�a PROP r 1 •\��'NGINFF���. OREGON �yy`°y t2 19 ‹J 'Q CHAR ' a_h July 1989 . ,: . •0 CTAK ASSOCIATES M I, • • •.• ` /9% '\) \\ ,. I IIIL:Li i'l..). 131 I 1 r • � .e�� I `.. \2\.....,... ----.„,,,...1,,,,o.........••0"--.........--:;"*".' . i . ...---" 't \ ' / :g "..k•et ow ' ' . ' ' '.. " --"'"-------..._ 1 r„.., ,E. t , ,...,. 2. . -------- ----___ . ckgi . ------ . 1 1 i"1793°m. . i 1i ''.'i.:"•\.:iI'1,i ' .. 1 ' .i—... — .-5-/ ,.. • .�\ �,.' �t' orris* I _ ' t !1 1 ' ,, ,I �/ • ' Brun' , I ' wl• y `' I Cnulo Z5l'\ 1 ►g-" . \c; �// \� y Cis' ,,►` ')IC�1�f If>r z> C115® �S! i ' 4i° l �_'° TQ . , " : " .. • ''t-.1 , .°-1. --if--:.• .',/:'"7/ ' 1 ...•cl„• ..."............,:***'„.. •••••••••••••)71. 47 .. .• IT.. e' li. ' (Z.)/r f \,' \ , r-..,/, ,„ __,,,`141e)27,\\ : r j \, i I/N.u� c4., T 11 • '`I �Epp• • 1 Hors y1 • 1,1� 94f 1 (_ Z' �M "� r, 7 i J(/}may 0- e.' ''''-€.•44:.:.:- ........S\----....\ „...., . . -)) , %•1r It. �J .4) T /i ,D ' \ ram•' 1 J �. II Trig ...r+wL.,,ji ' • �- - . -fir,``• I '1''1 `.... /'". /,.'"r.`„ JJ J , IQ ‘ 4%• ) . at, I .............„,,,....•••• .1 II. ' ..........:rfroal" / 4 <c.,:;;0‘; *:.1 ' '''''''. . r 4,, , °° .\\:,,et, . (r.---42.k ' cO__ , -AU „ . , . .. .".,N.. ...•.•.•, „47..0, '. --> ���.Iliwiwu.l.ry i , D J,?M ZTa/11^fi di�� 1,' 1 I"dl Ic ' e 1 , . "1 . • , li 4.41702/e, . ,. :: ... ra' )y • �' . 'II ` i:.))/ !` /� .„.- . it , ,',., 11 ., ___ � I 7: " ~U�,.y • � " • '_ ait + T' ,I ,\ .�illtir � , „............... 7 I .„...„..... ... b Af• _ `...'` i"s'.'teltltnvtl%`i.,.'`1 '��/ I r r`-J !/ n 71 • t , lI I , I J t' tx 1 • INDUCTION A traffic stud for the y proposed Mountain Park Apartments and commercial facility was conducted u ted t odetermine impacts to the existing roadway system in Lake Oswego . The roec t.' P � t site is % located easterly of Kerr Rd . and adjacent to McNary Parkway . • The signalized intersection of Boones Ferry Rd . , Countryrf Club »•' Rd . , and Kerr Rd . is located southeaster) of y the study site approximately one mile (see attached vicinity map) . • In establishing the project scope and analysis, a number of { ,steps were identified to complete the study . These ite � 'ms % e 4 cued : ;/ j included : - Reviewing the previous trafic reports completed P in March 1988 and November 1987 for various apartment developments . - Accounting for projected traffic for this development � .,. (1.50 apartment units and maximum 40 , 000 square feet commercial estabishment ) and the current ongoing developments . - Consideration of impacts to the two intersections on °. Kerr Rd . at McNary , . .n Parkway and Jefferson Parkway. - Analysis of traffic safety, signal warrants , lane andstorage requrements , capacities , service levels and pedestrians , right turn in/out access , and internal site '' traffic circulation , An appendix ., ppendix to the report contains technical data including g c .:unt data , capacity analyses , accident records , trip ` .. 1.Y e tl `� • • .. e' ' -'� �• .1 �J ..... Y SIR+" • 11? t 2 generation, anLI signal warrant comparisons . SITE DESCRIPTION AND EXISTING STREETS 4 The two main interesecticrr on Kerr Rd. being evaluated in• 1 this analysis are McNary Parkway and Jefferson Parkway . Both s >,i,; 1� intersections are controlled by stop signs on the side streets , �t. z S, e' Except for the left turn lanes on Kerr Rd . at Jefferson (both northbound and southbound) the streets are two way , having one J;,,. - lane in each direction . Kerr Rd. has several curves throughout `y this vicinity which may attribute to some of the accidents . occurring at these two intersections. Other characteristics of , the streets include : i' — Poster' speed 35 MPH ,1`` — Approximately 5% northbound upgrade ;r ' ,A; j — Adequate intersection sight distance ' + a�; — Tri—Met bus stops at Jefferson (Line No . 78) 4 ,4,'\.';. — No stop bars at Jefferson �' �I ! ',Y 1 v.'i '.'; Existing area schools include Lake Oswego High School and 1, Uplands Elementary School. School buses stop at the corner of : If.• . Jefferson and Independence streets around 7 : 30 A . M . ( high school) and 8 : 30 A.M. (elementary school) to pick up students . Afternoon stops at the same intersection occur at 2 :45 P.M. and r/ . ' . 4 : 00 P . M . ( elementary school ) and 3 : 20 P .M. (high school) . '' '' Buses also serve the area west of Kerr Rd . Since school bus stops occur on both sides of Kerr Rd . , it is not necessary for , '' school pedestrians to cross Kerr Rd. and meet the school bus . q ',.s c; a; }u , } a r r 1 • �,.. 1 �' , a Y I .✓. 1. 1 n f Y ct — 3 PEDESTRIAN FACILITIES s • H , There are no sidewalks on Kerr Road between Jefferson and , d McNary Parkway for pedestrian or bicycle use. At the present there is a pathway along the westerly side of Kerr Rd. (30' to 50 ' off the road) that begins at Touchstone (Street) and goes northerly crossing under Jefferson Parkway . The surface consists of asphalt pavement and varies from four to eight feet in width. North of Jefferson the path is gravel • (six feet wide) t1',,. t and continues northerly before crossing under Kerr Rd . at a point approximately 300 feet south of the existing south access to the Alderwood Apartments . The pathway ends near this location. Kerr Road contains a gravel shoulder (five feet wide) along the easterly side most of the length between Jefferson and McNary. The westerly side of Kerr Road has very narrow or no shoulder in some sections . None of the pathways are signed or marked for pedestrian or bicycle use and there is no convenient , i , v' • n ,s ' means to enter (or leave) the existing pathway system from Kerr Rd . at Jefferson . t" - r 'r „•'' > ,' TRAFFIC FLOW ANALYSIS r. r B ,. In order to obtain updated traffic volume data and perform the traffic flow analysis , manual turning movement counts were performed . Manual counts were made on Wednesday and Thursday ;;June 7 and 8, 1989) from 7 :00 A.M. to 9 :00 A.M. , 11 :00 A .M. to 2 :00 P.M. and 4 :00 P.M. to 6 :00 P.M. Data was recorded in 15 • minute intervals and summarized for volume and peak hour �' determination. The A .M. peak occurred from 7 : 15-8 : 15 A.M. and . . \ 1 1- a :+ei •r I.. 4 the P.M. peak occurred fdrom 5 :00-6:00 P.M. • Traffic flow maps were prepared showing the traffic count data (rounded to the nearest five vehicles) and turn movements for the peak hour conditions . Flow di•stributin for the site I - ! generated traffic was proportioned based on existing traffic , conditions. The following flow maps depict the various components used in compiling the total site traffic scenarios for A.M. and P.M. peak hour conditions. Total site traffic was then evaluated in terms of intrsection capacity , turn lane requirements , and traffic control. FLow maps were prepared for several categories. — Existing Traffic e .•,i — Site Generated Traffic ,. ,r ti — Site Diverted Traffic • Additive Traffic • — Total Si te Traffic The commercial portion of the develoment will generate new • . traffic (see next section) and divert existing traffic . For this analysis , 50% of the traffic visiting the commercial •.site will be new traffic and 50% will be traffic diverted from the existing street system. These percentages are consistent with data supplied by I.T.E. Additive traffic used in the analysis consisted of the solumes forecasted to be added to the street system from other developments (Northview Heights and the Gables Apartments) , 0 .Thesa� developments included the sites identified in the March a y i . tl • NORTH FIGURE NO. 1 EXISTING TRAFFIC v, , AM PEAK HOUR 4 130 ins \, MeNARY A i t\I\ 10 '''� 10 0 390 6® f\_.,..6 , 6° 0 1 1 tl t5.0 h \ . . O no a '�f 1� 20 \k 36f $0 1't"`r ��� • JEFFERSON ". 2.3s • Igo I., 1t . :„ x, . .,; ..,„,,,„M;., NORTH ' :;, FIGURE NO. 2 1 EXISTING TRAFFIC0 . . PM PEAR HOUR ?O15 0'4 air \• / c \ McN/ RY " zZ .. ..3S tsc\I\°. 1 a ..4?".. ..5.ii. I\ 3435 . •\ • b , 40 a . • 1/I , .. *\.' 40:3 Z14 £0 .r?.S lib 7"C �� JEFFERSON • /00 2s-d 215" 31.5 \\ , - .„ . . . • . .. ‘ • \ • 1, r , r f NORTH FIGURE NO. 3 SITE GENERATED TRAFFIC 1 AM PEAK HOUR i • r Ifss f4. „......?. ....... .i cit e .......,124, . \'‘ ' , • , )1\41% N\ i 111 5 74 N\ •-.., 30 .SS PROJ. SITE S ` 25. 14 It —.- -.- .20 t I\ r h lqn•. . � • 1 ' ��O 0t ,' +, • • 7• ,. I. W J •� • • • • • • 1S . ,4\1/4'A ...er, • ... — 0:00°. \\ .....„446. -----, • _.._---� : JEFFERSOT1 ip • f , i,: 15 \yo • A NORTH FIGURE NO. 4 SITE DIVERTED TRAFFIC 1 AM PEAK HOUR —n44 ) ?I' 43"""774':./#1 McNARY 4\ 4, 1 r- vt,,,I\ 710$44t: ,,. /s.. s v; ,v PROJ. SITE tit 1\ (213 ik 0 1 H . it \ 41 1:4/ 0 k' N • • .. � JLFF'ERSON • \ r, N I f' . 'SIB . • NORTH FIGURE NO. 5 ADDITIVE TRAFFIC • AM PEAR HOUR 20 r►0 t\ 3� /0-..N. 3S :� ,0 ,, .,-„,-:,. 4 —34 I) e . . . . i fMcNARY �/ 15 PROJ. SITE �A 3 1 vi....."" 1 �. 3Spp +y -1 i t�. • • i f \ Y � t: 144 .41 • ?�; '> f !o\\16 ��5 'it‘\\kik'5 •• r-> JEFFIIR SON od • • s .a,. ). M - :iJ 40 '` 1 .Fr' h: tit t ,, 4r t " ' . NORTH FIGURE NO. 6 TOTAL SITE TRAFFIC AM PEAK HOUR 2/S. t\ ,*° Z/S� "d? 0 ,.. , . ® 1 1V e Sow a— �'�l7® • . . iS .1..../ to 4 ?,5"'aa ) Is. �� ` c na7�'� JCS \ 4' It McN11RY"� fir\ , 9 �O�. 10 PROJ. SITE `9 , r pN460. . /4:0 . , , .. ,,,,;....4 ifilt ate- , , 1\ 1-1•a 1 r '• ici , , 1 . � A y ' so \\\-" �' /� JEFFERSON • t y !,. �` 14\ 0 ...rr a. • a 1 c 4 ... 1 NORTH • FIGURE NO. 7 . SITE GENERATED TRAFFIC PM PEAR HOUR . •• . \ I's R om,,/ 9$° p� .,.,,�, 2 a . \ /OD D McN11RY O04 I �� O:. 7 4 PROD. m ` (0 SITE . • • • kii t 5S y i 44/ • •.r NS. 39 • \.4 ___,_____ ...77... '� 1 I /may'' \ "i ~``� • _ � ,ii ""_' /S. ., 1¢'0 JEFF'EnSON .r SFr 4 "15' r�x ,, LIT ta i.� •may y . v . .. . ,. 1 • .. . NORTH FIGURE NO. 8 , SITE DIVERTED TRAFFIC PM PEAK HOUR 11 1\ fi ...Cr1 ? 4 �i,, , , P9cNARY . . ,, . . 0 6,' dig PROJ. / SITE lc ,7' 30 4 ---3'3,o b • R J . . . ., . .. .,. . • , . C i• w . , a1 • � . k .. ,\'\'' atrC°:_ :41 . 1\1\ik‘ ;, ,.^� JEFFERSON N 4 \ , . , . •• . .. . . • • .. . . „ •• .B 1 t B. . \. , • • . `` • • E1 NORTH FIGURE NO. 9 ADDITIVE TRAFFIC • �y11\ PM PEAK HOUR v.\ Z 0 ..4e..—.2"0 ,. S 2fl "'a,, 2 c �., s.% off......" ..00.1.s. "".14 ) ? ..........4 ' McNARY Ile.„7"17:. %.;1. �� PROJ. . i f /� SITE 4. 1\1\, a /- • \ io • \\\\1\ `�� I � • 4 1a ,• Ile • 0 • i ,° • • • Ir +yi • r , . • • 4. A , ri C I . ., . ... ... N to ,,:,,.. . so 10 30 �.t 4,44,\., . . ... ______----,...,,,:ls 2.5- , ��. . _5, ,. _.. „„ ) . . . . rD . CvD JEFFERSON • , Z. •h t • - • • ^. - • _ ,yi. ♦ , t� z e' # 4 i NORTH FIGURE NO. 10 TOTAL SITE TRAFFIC • g PA9 PEAK HOUR \ or----30 �,,.� 12 0 2o 4\444k\ ., , it McNARY -r-. ,,, 1C\ii\ 1o4) Y /SS J PROD. 1 p,.. ' - I/ 41 r h ✓ . siTE I\ . 143-c. • 195 •,. a a a \Sirl‘ x .141-c\91:0\ ' „ ins ,. o ' 19,5 :.• n :t d,ej,e'-"i**N SI,\S'./ ' ✓o , G JEFFERSON ....41, ...--ate ',0 0 /zo \ 2tac� • Y +d ' � ',' ' �l ' r� a I � P �' . /� ',.\ 5 / ° 19$8 Mountain Park Traffic Study performed by CTAK Associates. The current project ��: site was analyzed using one full Y^ traffic access, canto McNary Parkway and one right turn in/out access onto Kerr Road. Apartment traffic entering the site will . . utilize a security sate system located at a • point beyond the )jj i commercial parking area to enter their parking lot . VEHICULAR TRIP_GENERATION AND DISTRIBUTION Vehicular trip generation rates from I.T.E.the 1967 ,f Trip . Generation Manual were applied /r. in performing the analysis . For F the maximum number of trips per hour accessing , the site , the following values were used for commercial and apartmenttraffic • during the peak periods . PROJECTED TRIP GENERATION A .M. Peak Hour Trips • / , Enter Exit Commercial Vehicles • 70 30 r "f�` " '� Residential Vehicles rX: ,f,, ,tip Y5 _65 . 85 95 P.M. Peak Hour Trips Enter Exit Commercial Vehicles 190 190 4 / ', Residential Vehicles 80 40 + . 270 230 The regression equations published in the 1988 I.T.E. v Edition)eneration 4th Trip ` were used in calculating the A.M. and \ c:, _ �• ' . V. '` ••'. , A j. •i \I.kLr• t:•t,' 1 e0 ` , �'�. y 4,i, ' b , • fb• 6 t ,t`. P . M . peak hour trips for the commercial and apartment ,y, ', �.•.;f developments . M: f, Commercial traffic coming to the site will consist of sh } . new or generated traffic and diverted traffic from the existing , volumes . The ratio applied for commercial traffic in this °� analysis was 50% new •traffic and 50% diverted traffic . Diverted ; `` traffic trip distribution was split along Kerr Road using , � ,.ry b0, percentages of existing traffic passing the site during the A.M. P` • and P.M. peak hours. Data from the traffic counts showed that during the A.M. peak hour, traffic volumes were split at 70% • northbound and 30% southbound. In the P.M. peak hour the ratios r •� were 65% southbound and 35% northbound. • CAPACITY ANALYSIS Capacity analyses for the intersections at Kerr/McNary and Kerr/Jefferson were performed to determine levels of service . b ! Y The cases analyzed for A .M. and P .M. peak hours included existing and total site traffic . A computer program for mon—signalized intesections based, on the latest Highway Capacity Manual ( 1985 ) and veh^icular delay method was used . All k printouts are attached in the appendix. Listed below are the summaries for the level of service "' L.O.S . ) conditions calculated . , • ` p : .4 4' 7 Kerr Rd . Side Street Approach L.O.S . 1�t ye Intersection Exist Total Site Traffic r ' . AM PM AM PM McNary WB A B B D 10 EB B B D D Jefferson WB B C C D EB C C D D A Several comments should be noted concerning the Capacity Analysis Summary. — In all cases the left turn movements on Kerr Rd. for the northbound and southbound movements remained L.O.S . "A" . — The side street movements were analyzed using one lane approaches. { — At McNary Rd . , the analysis assumed the future southbound left turn lane on Kerr Rd . was in place. Generally L .O . S "A" , "B" and "C" are desirable service levels ranging from no vehicular delay to some or average peak hour delays . Level "D" will result in longer delays but is acceptable for peak conditions . Level "E" represents very long <s '�R •. delays and should be avoided or minimized if possible. From a apacity and L . O . S . standpoint the intersections are not adversely impacted by the project . . 4110 ACCIDENT EXPERIENCE Traffic accident data was obtained from the Oregon • k • t- 1 W 1 N • 8 ' Department of Transportation (ODOT) Traffic Engineering Section in Salem . Accident listings for the years 1984 , 1985, 1986, I ' ', 1987, and 1988 were reviewed and compared to signal warrant °a ' requirements . The quota of five prevenetable type ( by s° ` signalization) accidents occurring in a 12 month period was not t j,, t'' q .' net for either intersection studied (McNary and Jefferson) for any of the years 1984-1988. • Kerr Road at McNary Accident History ni,. :A Total Injury Accidents °�J y Preventable � A. n tU N' Tear Accidents Accidents by Sianalization '; r 1, r._xa 1984 0 0 0 1985 4 3 V • ` r . w ' •,' 986 4 1 . • �0.4� =Yr 2 :987 2 2 1 1988 1 1 1 Kerr Road at Jefferson Accident History Total Injury Accidents Preventable y Tear Accidents Accidents by Signalization It 1984 5 3 4 :9 8 5 2 2 2 :986 0 0 0 :987 4 2 4 I'll 988 2 1 1 4111 Data listed by ODOT includes all police and driver accident , f JJ 1. •i+ \`_ ,.• , r r r r' 'p w 9 reports submitted to the Department of Motor Vehicles . , at Although there is not a large number of accidents occurring at these intersections, the reasons they occur may be attributed 4 to any number of factors, including the roadway alignment, grade and speed . Of the 20 accidents occurring since 1984 at both xt intersections , six were angle type, five turning, and the rest 4it o side-swipes , rear-ends , fixed object collisions , or vehicles out of control. There have been no consistent accident patterns . r TRAFFIC SIGNAL WARRANTS ' Traffic signal warrants as prescribed in the Manual on Uniform Traffic Control Devices were determined for both intersections studied on Kerr Rd. Warrants checked included the t .,�T n following . }, ,, „. - Minimum Vehicular Volume, Warrant No. 1 k - Interruption of Continuous Traffic, Warrant No . 2 . F - Accident Experience , Warrant No . 6 - Four Hour Volume, Warrant No . 9 - Peak Hour Volume , Warrant No . 11 • Warrants No . 1 and No„ 2 were compared based on existing t. traff!,c volumes and none of the eight hour volume combinations met the warranted values . Existing traffic volumes were too low • on both Kerr Rd . and the side streets . Data is listed by hour for each volume checked in tables at the end of this section . a The accident experience as previously discussed did not ' meet the required five preventable accidents per 12 months 410 period at either intersection, ' Therefore Warrant No . 6 is not , as o, • r r • 10 valid. �; v? Warrants No . 9 and 11 for the four hour and peak hour volumes were plotted for existing traffic and total site traffic volumes . The traffic volumes do not meet the required values for signalization in the four hour warrant but do meet the peak hour warrant values at McNary and Jefferson. Therefore signals are warranted at both locations due to the traffic volumes anticiapted during the peak hour. Peak hour signal warrants were also reviewed for the "residential traffic only" case and found to be met for both intersections. • • • • 'v •A Y 0: 1 . r' 4, f 11 Signal Warrant Comparisons for Kerr Rd . at Jerson Parkway Traffic Volumes Existing 70% Existing 70% Existing Existing Kerr kd . Conditions Conditions Kerr Rd . Side St. Meet Meet . Time Approaches 1 Approach Warrant 1 Warrant 2 7— 8 A.M. 365 225 No No . 8— 9 A.M. 405 170 No No 9-10 A.M.* 370 135 `. . No No 10-11 A.M 340 100 No No } ti 11-12 Noon 305 65 No No ;; , 12— 1 P.M. 370 70 go No 1— 2 P.M. 335 70 No No d;, 2— 3 P.M.* 400 85 No No ,.. 3— 4 P.M.* 480 100 ,;o No 4— 5 P.M. 540 110 Yes No 5— 6 P.M. 640 115 Yes Yes Warrant No . 1 values used per M. U . T . C . D . are 420 vph major , d t street and 104 vph side street . Eight hours are required . Warrant No . 2 values used per M . U . T . C . D . are 630 vph major street and 53 vph side street. Eight hours are required . Warrant No . 11 peak hour volumes Figure 4-5 point plots is attached , See Appendix. . ' Estimated volume , not counted during these hours. T n 'b .4 ^^^^^ffflll".: • id r 1 . •wi 1 1 a , + r , •,. IN 12 • Signal Warrant Comparisons for Kerr Rd . at McNary Parkway Traffic Volumes 4 Existing 70% Existing 7 0% Existing Kerr Rd . Conditions n tions Kerr Rd. Side St. Meet Meetetiins M Time A roaches 1 A roach Warrant 1 Warrant 2 7— 8 A.M. 595 135 Yes No w' 8— 9 A.M. 425 110 Yes No , ,• 9-10 A.M. 405 100 No No 10-11 A.M* 385 90 No 11-12 Noon No � • • 365 75 No No , ' 12— 1 P.M. 360 50 No p 0 1., 1.... 2 P.M. 345 45 No No No 2— 3 * 55 No No 3— 4 P.M.* 455 65 No No 4— 5 P.M. 510 75 No No 5— 6 P.M. 650 80 No � : Yes Warrant No . 1 values used M.U.T.C.D. are 420 vph major street and 105 vph side street. Eight hours are required . warrant No . 2 values used per M . U. T. C.D , are 630 vph major . , street and 53 vph side, street. Eight hours are required. I warrant No . 11 peak hourFigure 4-5 volumes ' point plots is :A.. attached , See Appendix. *Estimated volume , not counted during these hours . 0 • , . ' , .., 1,• k , 10 e , 1 i M.. 'I t . , ' 133 . LANE. STORAGE AND TAPER REQUIREMENTS No additional travel or turn lanes are required to be added to Kerr Road at Jefferson Parkway. The existing intersection configuration is adequate and will handle the additional traffic loads . Southbound left turn traffic will require 75 faet of storage distance on Kerr Rd . and 150 feet is available . Northbound left turn traffic has an existing storage length of 100 feet which is more than enough for the small volume of left' turn traffic. • At McNary Parkway a new southbound left turn lane will be added on Kerr Road. The required storage length for left turn i •I •• traffic is 160 feet. For the proposed right turn in/out access on Kerr Road , ,,: consideration for a northbound deceleration lane (northbound to eastbound traffic) is critical. A tapered lane of 250 feet in r length is recommended . The lane will minimize potential rear— end collissions of traffic turning into the new development . Since vehicles entering the roadway ( Kerr Rd . ) from the site will be stopped , an acceleration lane is not required since drivers at the stop position can wait for an '. , opportunity to merge without disrupting traffic . ' ' There will be several benefits in having the right turn in out access including increasirc, traffic safety. In the PM peak hour at this access a total of 65 vehicles will turn right 'b leaving the site and 85 vehicles will turn right entering the4 le , site . By having this direct access onto Kerr Road , traffic . . .y ,01 t r i n "' f 14. w: circulation and congestion will be improved and fewer cars will a utilize the McNary Rd. intersection. Existing sight distance on Kerr Rd. is controlled by the horizontal alignment. For the proposed right turn in/out access a total of 350 feet of sr " sight distance is required for northbound traffic. A total of 450 feet is available. • SUMMARY AND RECOMMENDATIONS • From a traffic engineering standpoint the development can adequately function based on the data analyzed. There should be ao adverse impacts to Kerr Rd. , Jefferson Parkway, McNary Parkway or other vicinity streets if the recommendations proposed in this report are adopted and implemented. Based on the projected traffic volumes , signalization warranats are met for both 4 intersections (McNary and Jefferson) on Kerr Road. Considering the anticipated traffic volumes associated with . the development, it is essential from a traffic operational and safety standpoint that critical roadway improvements be made . t'r • The following elements should be undertaken in conjunction with the development. • - Stop sign control at the proposed right turn in/out site access approach to Kerr Road is necessary. • • - Installation of actuated traffic signals on Kerr Road 1. . at two locations (McNary and Jefferson) including pedestrian pushbuttons and crosswalks . Pedestrian signals for I:rossing Kerr Rd . (at least one crosswalk) will be required at each intersection . • I o ; s i - 15 - Installation of signal ahead warning signs for both directions on Kerr Rd ,4 (one sign for southbound traffic is north of McNary and one sign for northbound traffic south of Jefferson) . . ,' - Cutting and maintenance of vegetation along the curve J to improve sight distance •t (to 300 feet) for southbound traffic approaching McNary and the new signal . - Maintenance of the existing and adequate sight distance along all existing streets and the project site frontage is essential . Obstruction by landscaping , P g , parking , buildings , or other objects would be unsafe. - In conjunction with the proposed signal at Jefferson, the installation of pedestrian sidewalks , ramps or stairways to estabish a safe connector route for 1 pedestrians between Kerr Rd. and the existing pathway . r below Jefferson is desirable . Signing of the pedestrian route is important . - On-site to the project at the shared access point ( adjacent to McNary ) traffic control should be ;' established . Where the commercial traffic intersects with the apartment traffic , the lower volume apartment traffic (P.M. peak) should "yield" to maximize safety. Traffic en-site will circulate through the parking areas and some on-site queueing at McNary will occur. • Since most of the apartment traffic leaves in the A.M. '•1 f 1 __ '.`r. i� 1 5 , 1. i-'• • 415 16 peak � ;• • (when commercial exits are relatively low) there should not be any major conflicts. - It will be necessary to implement standard traffic • control devices, including<'.• pavement markings signing , and crosswalks as per City standards and the Manual on 1t Uniform Traffic Control Devices. - No parking should be allowed along Kerer Rd . , Jefferson , or McNary. 'y • • • • • • • • • • tiA • • •i• • 7 ' e • • • 1• l 17. 1 ��1 APPENDIX • — Capacity Analysis Worksheets — Traffic Volume Count Data Summaries — I.T.E,. Land Use Codes — Peak Hour Volume Signal Warrants _'. . e opri;.9` • • • • • 1+' x 'a air`tl • • • • • I• • 1 � �. \• � • •'�! t. • V '� I 'S • • • • 1� } • • ye • • l • A x I��,yl✓ ro • • o rl: • s t• t 1. y .L;•. ,•f �` tFt • r • 7 .1 1'� til • 'I a ql •• a ci • • • • rP ti h t. t• t QQQ • 1.4• • • G• • • 9 • r I , • , • ✓ C 11 . -'�,; , .l , + y.1 t t. 3 1985 HCM:. UNSIGNALIZED INTERSECTIONS Page_ ***•*****'*•*******•*•*****•s ****•*•****•**•****•***.***'**************•*********** IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET 40 v ' ' PEAK HOUR FACTOR 1 AREA POPULATION 1000000 v. its NAME OF THE EAST/WEST STREET MtNary `: • NAME OF THE NORTH/SOUTH STREET. . . . ,, . , Kerr NAME OF THE ANALYST FRC • DATE OF THE ANALYSIS (mm/dd/yy) 6-16-89 a TIME PERIOD ANALYZED AM ' ' pk hr r OTHER INFORMATION. . . . Existing Traffic INTERSECTION TYPE AND CONTROL 3 . INTERSECTION TYPE: 4—LEG , ' ' MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES 4 EB WB NB SB LEFT 10 15 --�0 25 THRU 5 0 390 145 RIGHT 0 115 10 5 „ F '4' NUMBER OF LANES AND LANE USAGE EB WB NB SB ,✓: LANES 1 2 1 1 LANE USAGE LTR L + R J i„ _ _ o, • { ADJUSTMENT FACTORS Fag.4. . :: .. PERCENT RIGHT TURN CURB RADIUS (ft) ' ACCELERATION LANE � : .. , ;; GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS x EASTBOUND 0. 00 94 20 N WESTBOUND 0. 00 90 20 '' '' ,..L), "' N NORTHBOUND 2. 00 90 20 N SOUTHBOUND -2.00 90 20 N VEHICLE COMPOSITION 7. SU TRUCKS 7. COMBINATION AND RV'S VEHICLES % MOTORCYCLES EASTBOUND 0 0 0 WESTBOUND 0 0 0 Y NORTHBOUND 0 ' 0 0 SOUTHPOUND 0 0 d • 1• v� V :.) a 1 CRITICAL GAPS , TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP a MINOR RIGHTS EB 5.90 5.40 WB 0. 00 5. 40 5. 90 5.40 0.00 5. 40 MAJOR LEFTS ,. SB 5.20 4.70 NB 5.20 4.70 0. 00 4. 70 0. 00 4. 70 `; ' MINOR THROUGHS EB 6.60 6. 10 0.00 WB 6.60 6. 106. 10 0.00 6. 10 ,. MINOR LEFTS EB 7. 10 6. 60 0.00 6. 60 WP 7. 10 6. 60 0. 00 6. 60 IDENTIFYING INFORMATION410 . •�" NAME OF THE EAST/WEST STREET. . . . . . McNary NAME OF THE NORTH/SOUTH STREET. . . . Kerr " ' DATE AND TIME OF THE ANALYSIS 6-16-89 ; AM pk hr OTHER INFORMATION. . . . Existing Traffic 3 , e d , s o h - CAPACITY AND LEVEL-OF-SERVICE Page-3 ; 4. POTEN- ACTUAL `� "+ FLOW- TIAL MOVEMENT SHARED RESERVE `c1,. RATE CAPACITY CAPACITY cr " . e CAPACITY CAPACITY ".' MOVEMENT v(pcph) c (pcph) a (pcph) c SH (pcph) c = c - v LOS .."�'�) '` v, i p M R SH 41,44' 'i .MINOR STREET ` • a EH LEFT 11 365 315 > 315 > 304 > B THROUGH 6 488 480 > 356 480 > 339 474 >8 ,A RIGHT 0 955 955 > 955 > 955 > A , MINOR STREET ;_ ,. WB LEFT 17 431 420 420 THROUGH 0 490 481 404 A RIGHT 127 724 724 481 481 A ,,. 4 r 724 597 A MAJOR STREET `4 SB LEFT 25 858 858 858 833 A ` " NB LEFT 0 997 997 " 997 997 A ,',' • 1 ;IDENTIFYING INFORMATION ' .• • uAHE OF THE EAST/WEST STREET McNary " '+,AME OF THE NORTH/SOUTH STREET Kerr , DATE AND TIME OF THE ANALYSIS 6-16-89 AM pk hr ° '' "HER INFORMATION. . . . Existing Tra•f•fc y i 1 • t A R A i a 'i 6i YYY • ' s t ' t P 1' '; t$ . K / *< J 1985 HCM: UNS I GNAL I ZED INTERSECTIONS IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET 40 PEAK HOUR FACTOR 1 AREA POPULATION t 1000000 NAME OF THE EAST/WEST STREET McNary rt ' ! NAME OF THE NORTH/SOUTH STREET Kerr h NAME OF THE ANALYST �•' FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-16-89 s A ti,. ' TIME PERIOD ANALYZED PM pk hr • OTHER INFORMATION. . . . Existing Traffi: ,,,or, C INTERSECTION TYPE AND CONTROL w INTERSECTION TYPE: 4—LEG q MAJOR STREET DIRECTION: NORTH/SOUTH l . CONTROL TYPE EASTBOUND: STOP SIGN t 1j CONTROL TYPE WESTBOUND: STOP SIGN � �' TRAFFIC VOLUMES �. , EB WB NB SB "° ? LEFT s 1s 0 90 t•sa THRU 5 15 1s545 • RIGHT 5 50 10 20 14" ° NUMBER OF LANES AND LANE USAGE ---+ xn EB WB \ ° NB SB ,. .1LANES 1 4. 1 1 y LANE USAGE LTR L + TR ,,s,y , el 1 ` ' + ✓ .. t'u3. rr d 'i 1'' ADJUSTMENT FACTORS „'': e .r _ .,' Page- r PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE '' - ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ✓ EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 +20 '' 2.00 N NORTHBOUND 90 20 N �,,, SOUTHBOUND --.^.00 • ;' iti d4 90 4 Y N VEHICLE COMPOSITION a'• .b SU TRUCKS 7. COMBINATION AND RV`S VEHICLES "/. MOTORCYCLES EASTBOUND ___ _.--___0 1, 0 0 0 • WESTBOUND a 0 0 0 NORTHBOUND 0 0 SOUTHBOUND 0 0 �„' CRITICAL GAPS wro TABULAR VALUES ADJUSTED SIGHT DIST. (Table 10-2) VALUE FINAL • ____,, ADJUSTMENT CRITICAL GAF' '"' MINOR RIGHTS LB 5.90 5. 40 0. 00 5. 40 WB 5.90 5.40 0. 00 5. 40 MAJOR LEFTS } i 5.20SP 5.�4 4.00 NB4. 74 4. 70 ' 4.70 0.00 4.70 a t MINOR THiROUG!-IS 9 EB 6.60 EB 6. 10 0. 00 WB 6.60 6. 10 6. 10 0.00 6. 10 , 7 f , MINOR LEFTS EBP 7. 10 7. 10 6.60 0.00 6.60 ti '' , •• 6.60 0. 00 6. 60 IDENTIFYING INFORMATION � . NAME OF THE EAST/WEST STREET ' McNary „ vsx NAME OF THE NORTH/SOUTH STREET. . . . Kerr ',', ' DATA AND TIME OF THE ANALYSIS ; 6-16-89 ; PM t• • "'•4V;7 OTHER INFORMATION. . . . Existing Traffic Pk hr + 4 I • yLL A h J 1' i • N. P .iu r 14 CAPACITY AND LEVEL-OF-SERVICE Page-3 POTEN- ACTUAL ' RESERVE FLOW- TIAL MOVEMENT SHARED ! RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v (pr_ph) c (pcph) c (pcph) c (pcph) SH R SH . c = c - v LOS p M MINOR STREET ;,,' EB LEFT 6 355 316 > 316 > . ,o THROUGH a 11 > B ' RIGHT 6 446 760422 > 438 422 > 421 416 >A A 6 760760 > 754 > A .t ,.' MINOR STREET a WB LEFT 17 383 358 358 THROUGH 17 443 419 > ,:.r RIGHT 55 918 419 > �p�1r � o 918 720 918 > 648 863 >A A MAJOR STREET Ib'....' , .. NB LEFT 0 891 SS LEFT 90 994 994 994 904 891 891 891 4 .y IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET McNary { NAME OF THE NORTH/SOUTH STREET. . . . Kerr +" u DATE AND TIME OF THE ANALYSIS 6-16-89 ; PM pk hr �.' 1 r . d« 1 ,• ,.•+ OTHER INFORMATION. . . . E;;i st i rig Traf 4 i c r `t ' • a . ms' • ti a S t° lir ' •• tr t' ' • r r ,I' t } . r " a ' `r�, P •ea, I ` r MY 'r w^ 14 .° � Y` r is �• -.t •d , y . 4 , r 1, r ' '.0 / 1985 HCM: UNSIGNALIZED INTERSECTIONS Pae-1 `* **********************•********`************************************** . IDENTIFYING INFORMATION! 1 al k -1 AVERAGE RUNNING SPEED, MAJOR STREET 40 t 1 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET `� p Kerr NAME OF THE ANALYST FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-19-89 TIME PERIOD ANALYZED AM pk hr OTHER INFORMATION. . . . Existing Traffic 1 lipi INTERSECTION TYPE AND CONTROL • INTERSECTION TYPE: 4-LEG r Y MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: ;STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN 11 w'* u 1 .. TRAFFIC VOLUMES EB WB NB SB LEFT 145 35 10 20 :'•, '� • THRU 55 15 235 110 RIGHT 35 ; 0 20 20 NUMBER OF LANES AND LANE USAGE r EB WB NB 4 ' t LANES 1 1 ^ r�. LANE USAGE LTR LTR • r' ✓S per r; \a ADJUSTMENT FACTORS Pag ' r ' PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS EASTBOUND 3.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND 4.00 90 20 N " ' SOUTHBOUND -4.00 90 20 N ,. � t VEHICLE COMPOSITION ;' 74 �. SU TRUCKS 7. COMBINATION AND RV'S VEHICLES 7.. MOTORCYCLES , EASTBOUND 0 0 0 WESTBOUND 0 0 0 `.I NORTHBOUND 0 0 0 SOUTHBOUND 0 • 0 0 •v CRITICAL GAPS ' -' TABULAR VALUES ADJUSTED SIGHT DIST. FINAL , ' (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP MINOR RIGHTS • EB 5. 90 5.40 0.00 5.40 ‘ WB 5.90 5.40 0.00 5.40 MAJOR LEFTS SB s.7o s.2o o.o0 5.20 �� NB 5.70 5.20 0.00 5.20 R . r MINOR THROUGHS • EB 7. 10 6.60 0.00 6.60 WB 7. 10 6.60 0.00 6.60 4 ,` .' MINOR LEFTS EB 7.60 7. 10 0.00 7. 10 • WB 7.60 7. 10 0.00 7. 10 IDENTIFYING INFORMATION A y.. NAME OF THE EAST/WEST STREET Jefferson y. NAME OF THE NORTH/SOUTH STREET Kerr DATE AND TIME OF THE ANALYSIS. . . , 6-19-89 ; AM pk hr OTHER INFORMATION. . . . Existing Traffic 0 • 4. • + CAPACITY AND LEVEL-OF-SERVICE Page _y POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH MINOR STREET a; EB LEFT 225 459 431 > 431 > 207 > C THROUGH 85 545 532 > 495 °532 > 997 997 > 131 943 >D A RIGHT 54 997 > 943 > A ' MINOR STREET WB LEFT 39 430 364 > 364 > 325 > B " ` THROUGH 17 545 532 2 > 515 ..i3r. > 427 516 .-> A A RIGHT 33 972 972 'i ' MAJOR STREET ri• SB LEFT 18 894 894 894 876 A .1.' NI LEFT 17 983 983 983 966 A ;' + ,,x�{• itif,+�q Irlu;, y.' a,„{�i,. IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET. . . , Kerr y d:; DATE AND TIME OF THE ANALYSIS 6-19-89 ; AM pk hr OTHER INFORMATION. . . . Existing Traffic w ' :r • i . i ,y. ;' •,, Y * t +fc 6t t t t s i • r r t'.' t• t �' 1985 HCM: UNSIGNALIZED INTERSECTIONS **********'************'*********************************************** IDENTIFYING INFORMATION - H * AVERAGE RUNNING SPEED, MAJOR STREET 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 1 'A NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr 5 NAME OF THE ANALYST FRC DATE OF THE ANALYSIS tmm/dd/yy) 6-19-89 TIME PERIOD ANALYZED PM peak hour OTHER INFORMATION. . . . Existing Traffic INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4—LEG MAJOR STREET DIRECTION: NORTH/SOUTH • CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES EB WB NB SB LEFT — ---- ---- 45 45 30 50 THRU 0 45 140 245 RIGHT 25 25 45 125 NUMBER OF LANES AND LANE USAGE EB WB NB SD ' LANES 1 1 2 2 LANE USAGE LTR LTR , ADJUSTMENT FACTORS Page-2 ,.. • PERCENT RIGHT TURN CURB RADIUS (ft) -GRADE ANGLE FOR RIGHT TURNS ACCELERATIONIHT LANE - FOR RIGHT TURNS EASTBOUND ,Y,,00 - 90 20 • N 0 . , WESTBOUND 0.00 90 20 N NORTHBOUND 4.00 90 • w `; 20 N SOUTHBOUND -4.00 90 20 N VEHICLE COMPOSITION rr -- SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES EASTBOUND 0 0 0 • WESTBOUND 0 0 0 NORTHBOUND 0 t � 0 0 SOUTHBOUND 0 0 CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT LIST. (Table 10-42) VALUE FINAL ADJUSTMENT CRITICAL GAP x MINOR RIGHTS ' • EB 5.90 5. 40 0.00 5.40 • WB 5.90 5.40 0.00 5. 40 MAJOR LEFTS Sq 5. 70 5.20 0.00 NB 5.70 5.20 0. 00 5.5,��u 0 • MINOR THROUGHS ER 7. 10 `•• WB 6.60 0.00 •7. 10 6.60 6.60 o,00 6.60 xy MINOR LEFTS EB 7.60 r WB7. 10 7. 10 0.00 0.00 P1 `w7. 10 • r . 7.60 7. i0 0.00 7. 10 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson f erson , • NAME OF THE NORTH/SOUTH STREET. . . . Kerr DATE AND TIME OF THE ANF`LYSIB OTHER INFORMATION. . . . E:tisting Traffic�-8q PM peak hour + • +t .y a ; - t r t I• . r��. . . •• ,'..1., •• • -,••• •. ., ' • • .- • .'.' , . .• . . . . ..,• . . • CAPACITY AND LEVEL-OF-SERVICE Page-.. POTEN- ACTUAL . ' , .. FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY LAPACITY MOVEMENT v (pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS •• . . . . p M SH R SH • , I ' • :• . -- . ...1% : MINOR STREET • • ••••• • •• . • ,. , . . . EB LEFT 70 340 288 > 288 > 218 > C • .. . • THROUGH 47 432 404 > 388 404 > 233 357 >C B .' ' . . . ,. , • RIGHT 39 922 922 > 922 > e83 > A , . . , . MINOR STREET , .... - • • '`.'. ." • ....;•'• • WB LEFT 50 327 278 > 278 > 229 > C . . THROUGH 50 407 380 > 377 380 > 250 331 >C B RIGHT 28 996 996 > 996 > 969 > A- " , •• MAJOR STREET • SB LEFT 45 955 955 955 910 . NB-LEFT 51 785 785 785 734 • , ..., . •..., ' IDENTIFYING INFORMATION ' • •,- , ,..,. NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr DATE AND TIME OF THE ANALYSIS 6-19-89 ; PM peak hour - • . OTHER INFORMATION. . . . Existing Traffic -. - „ , •• , : .'" '.• •. -. , •• • • . . ' • , • , • , . . . . . , • . . , ., . . ' - • • * . . • , . ... , , . , , , ..• ,, ' • ,..i .. ' , 40 ,„,„. . .r":- ' -_-,----- ' , ",. ... „" '' , •, ,• . ' -'. , • .; •, .. • , ., . - --'• 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ***********gat•**************************x******a**********' *********** IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET. . 40 PEAK HOUR FACTOR 1 AREA POPULATION 1004440 NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANAL`,'ST FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-16-99 TIME PERIOD ANALYZED AM pk hr OTHER INFORMATION. . . . Total Site Traffic Including Additive Traffic INTERSECTION TYPE AND CONTROL T INTERSECTION TYPE: • 4—LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN • CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES EB WB NB SB • LEFT 10 30 Q 65 THRU 10 5 450 145 • RIGHT 0 180 10 5 8 ' NUMBER OF LANES AND LANE USAGE EB WB NB SB LANES 1 1 LANE USAGE LTR L +• TR ry ' • s, ADJUSTMENT FACTORS Page-2 PERCENT RIGHT TURN CURB RADIUS (f t) ACCELERATION . GRADE ANGLE FOR RIGHT TURNS LAN FOR RIGHT TURNS ' EASTBOUND 0.00 90 20 N y WESTBOUND 0.00 90 20 t NORTHBOUND 2.00 90 20 N SOUTHBOUND -2.00 90 20 N ' '.; VEHICLE COMPOSITION % SU TRUCKS `/. COMBINATION AND RV'S VEHICLES ' % MOTORCYCLES ' " EASTBOUND 0 WESTBOUND 0 .. . 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 CRITICAL GAPS i TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP- _____-_____ MINOR RIGHTS EB 5.90 5. 40 W 0.00 5.40 B 5.90 5. 40 0.00 5. 40 • MAJOR LEFTS SB 3.70 5.20 NB 5.70 5.20 0.00 5. 0 e • 0.00 5.20 MINOR THROUGHS ., • � ER 7. 10 6.60 WB0.00 6. 60 6.60 6. 10 0.00 6. 10 ^ � MINOR LEFTS ER 7.60 7. 10 .. '1 ' . WB 7. 10 6. 60 0.00 7. 100.00 0.00 6. 60 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET ° McNary NAME OF THE NORTH/SOUTH STREET Kerr DATE AND TIME OF THE ANALYSIS 6-16-09 AM pk hr OTHER INFORMATION. . . . Total Site Traffic Inriuding Additive Traffic a y' CAPACITY AND LEVEL-OF-SERVICE Page-3 . . '' POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE t RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH l R SH MINOR STREET EB LEFT 11 237 173 > L73 > 162 > D THROUGH 11 373 353 > 232 353 > 210 342 >C B ro RIGHT 0 997 997 > 997 > 997 A MINOR STREET 7t r`. `",. WB LEFT 33 369 342 342 309 B , THROUGH 6 429 405 > 405 > 400 > B " RIGHT 198 678 678 > 666 678 > 462 480 >A A MAJOR STREET SB LEFT 65 710 710 710 645 A NB LEFT 0 973 973 973 973 A a 1 IDENTIFYING INFORMATION . NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET. . . . Kerr DATE AND TIME OF THE ANALYSIS 6-16-89 ; AM pk hr OTHER INFORMATION. . . . Total Site Traffic Including Additive Traffic o • • 'r • Ir • 1: 1985 HCM: ' .0` 1; �• UNSIGNALIZED INTERSECTJiONS *•►�•••x•****•�•**** Pa *** Y a IDENTIFYING INFORMATION w� mot." ' • AVERAGE RUNNING SPEED, —_--_------_ r ;s rYs tt ` , � MAJOR STREET. . 40 ? �1� PEAK, HOUR (-"'ACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET M ' cNary NAME OF THE NORTH/SOUTH STREET • Kerr NAME OF THE ANALYST • FRC " DATE OF THE ANALYSIS (mm/dd/yy) b—i 6-89 • TIME PERI.7D ANALYZED PM pk hr ` OTHER INFORMATION. , . . Total Site e Traffic Including Additive INTERSECTION TYPE AND CONTROL Traffic�C I ik INTERSECTION TYPE: 4—LEG 1 y I MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES EB WB NB • . LEFT ---- _SD 5 100 0 250 THRU 15 25 +'. 230 320 RIGHT 5 100 10 20 ".e NUMBER OF LANES AND LANE USAGE0 EB WB NB SB LANES — • • 1 i 1 � r LANE USAGE LTR L + TR 'off ADJUSTMENT FACTORS _. Page-2 PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LA,JE • GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS EASTBOUND 0.00 ,...;. 90 20 N WESTBOUND 0.00 90 ,•. ;. 20 N NORTHBOUND 2.00 90 20 N SOUTHBOUND -2.00 90 20 " +' N VEHICLE COMPOSITION • _ y 7. SU TRUCKS 7.. COMBINATION AND RV'S VEHICLES % MOTORCYCLES EASTBOUND 00 r 0 WESTBOUND 0 0 0 • NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 �. CRITI• CAL GAPS , TABULAR VALUES ADJUSTED �' % ' (Table 10-2) SIGHT DIST. FINALVALUE ADJUSTMENT CRITICAL GAP MINOR RIGHTS tl � EB 5.90 5.40 0.00 WB 5. 90 5. 40 0.00 5.40 5. 40 MAJOR LEFTS SB 5.70 5.20 ' NB 5.70 5.20 5.20 20 0. 00 5.20 MINOR THROUGHS EB7. 106.60 0.00 WB6.60 • . 6. 10 0.00 6. 10 • ,�, MINOR LEFTS EB 7.60 7. 10 0.00 7. i a WB 7. 10 6.60 0. 00 6.60 • IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET. . . . Kerr • DATE AND TIME OF THE ANALYSIS OTHER INFORMATION. . . . Total Site Traffic Including Additive Traffic , CAPACITY AND LEVEL-OF--SERVICE F'ag ,.. e* ., ..:.'..,'... POTEN- ACTUAL FLOW- TIAL MOVEMENT g RATE CAPACITY CAPACITY HARED RESERVE MOVEMENT v(pcph) CAPACITYP R v( c h) cp (pcph) cM (pcph) c ( c h) CAPACITY c = c. - v LOS SH R SH MINOR STREET u EB LEFT 6 205 THROUGH 2 > 17 293 '4�. 142 > 137 D •, RIGHT 6 233 238 233 > 211 216 }C C 1 935 935 > 93Z > 930 > A MINOR STREET 1 WB LEFT ' THROUGH 128 343 �7ry > 21717 D 107 ° .. RIGHT 110 874 874 > 272 > 245 > C '', 606 874 > 469 764 >A A MAJOR STREET SB LEFT B LEFT 250 908 908 f 0 813 813 908 658 • 813 ei IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET NAME OF THE NORTH/SOUTH STEET. . . . McNary- r DATE AND TIME OF THE ANALYSIS. . . - . 616 6'-16-89 ; PM pk hr OTHER INFORMATION. . . . Total Site Traffic Including Additive Traffic ;v. • 1 t. 1 H. .: 'A14�� 1. .. . 1985 HCM: UNSIGNALIZED INTERSECTIONSPage_ IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr. NAME OE THE ANALYST -.�'. .. FRC DATE OF THE ANALYSIS (mm/t:d/yy) 6-16-89 TIME PERIOD ANALYZED. AM pk hr • OTHER INFORMATION. . . . Total Site Traffic Including Additive Traffic ,41 INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN • CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES ER WB NB SB LEFT 145 50 10 30 THRU 55 20 255 125 • RIGHT 35 65 25 20 NUMBER OF LANES AND LANE USAGE EB WB NB SB : LANES 1 2 LANE USAGE LTR L + TR ._.', f ADJUSTMENT FACTORS Pa:. :. ' ' 't PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE . ' GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND 4.00 90 20 N SOUTHBOUND -4.00 90 20 N VEHICLE COMPOSITION T SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES EASTBOUND 0 0 0 • ' WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0410 CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP ' MINOR RIGHTS ' EB 5.90 5. 40 0.00 5.40 WB 5.90 5.40 0.00 5.40 o y MAJOR LEFTS SB 5.70 5.20 0.00 5.20 l NB 5.70 5.20 0.00 5.20 Its ;:ys' MINOR THROUGHS . EB 7. 10 6.60 0 00 • 6. 60 WB 7. ..0 6.60 0.00 6.60 . MINOR LEFTS „ • EB 7.60 7. 10 0.00 7. 10 We 7.60 7. 10 0.00 7. 10 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson • NAME OF THE NORTH/SOUTH STREET ,err DATE AND TIME OF THE ANALYSIS 6-16-89 ; AM pk hr OTHER INFORMATION. . . . Total Site Traffic Including Additive Traffic • 4 • CAPACITY AND LEVEL-OF-SERVICE `'' Page POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE , RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH MINOR STREET EB LEFT 160 401 362 > 362 > 203 > C THROUGH 61 511 496 > 430 496 > 172 436 >D A RIGHT 39 997 99 > 997 > 959 > A MINOR STREET WB LEFT 55 399 350 350 THROUGH 22 513 498 498 > 476 295 > A C RIGHT 72 961 961 > 789 961 > 695 890 >A A MAJOR STREET SB LEFT 27 869 869 869 NB LEFT 842 17 975 975A 975 958 A • IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr DATE AND TIME OF THE ANALYSIS 6-16-89 AM pk hr OTHER INFORMATION. . , , Total Site Traffic Including Additive Traffic A N ♦" 410 . . . . . . , . ., r . . t'.r ' • r .. T , . . ,w • + , a , 'I♦ 1 •,r' r � r 1985 HCM: UNSIGNALIZED INTERSECTIONS Pag . ****'#*****************n•********************************************** a IDENTIFYING INFORMATION • AVERAGE RUNNING SPEED, MAJOR STREET 40 PEAK HOUR FACTOR 1 • AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-16-89 TIME PERIOD ANALYZED PM pk hr OTHER INFORMATION. . . . Total Site Traffic Including Additive Traffic INTERSECTION TYPE AND CONTROL 410 INTERSECTION TYPE: 4—LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN y . • TRAFFIC VOLUMES EB WB NB SB LEFT 60 55 30 80 THRU 35 50 180 265 RIGHT 25 35 70 135 NUMBER OF LANES AND LANE USAGE EB WB NB SB LANES 1 2 LANE USAGE LTR L +' TR ADJUSTMENT FACTORS _ Page-2 PERCENT RIGHT TURN CURB RADIUS (ft) • GRADE ANGLE FOR RIGHT TURNS ACCELERATIONFIH LANES FOR RIGHT TURNS EASTBOUND ----•------- ---------------- a.00 90 20 WESTBOUND N 0.00 90 20 N NORTHBOUND 4.00 90 20 SOUTHBOUND -4,00 90 `0 N VEHICLE COMPOSITION G SU TRUCKS % COMBINATION • AND RV'S "VEHICLES % MOTORCYCLES • 1 EASTBOUND • - y / 0 0 WESTBOUND -____ 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 CRITICAL GAPS TABULAR VALUES ADJUSTED r_r^-_"_---- --`-� , (Table 10-2) SIGHT DIST. FINAL VALUE ADJUSTMENT CRITICAL GAP MINOR RIGHTS 5. 40 __------___ __-- EB 5.40 ____-- 1 WB 5.90 5.40 0.00 5.40 • 0.00 5. 40 MAJOR LEFTS SB 5.70 NB 5.70 5.200 0.00 5.20 2 0.00 ,. .: , MINOR THROUGHS 5.20 EB 7. 10 6. 60 • ' WB 7. 10 6.60 0.00 6.60 0.00 6.60 MINOR LEFTS 1 `. ` EB 7.60 ,_ 7. 10 0.00 7. 10 WB 7.60 7. 10 ❑■as 7. 10 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET. , . , . ••• NAME OF THE NORTH/SOUTH STREET. . . , Kerrerson DATE AND TIME OF THE ANALYSTS Si6-16-89 PM pk hr OTHER INFORMATION. . . . Total tu •' • ' Traffic Including Additive Traffic .\. ••. .. , . . • ... Y, q 0 „ . • . .., V t CAPACITY AND LEVEL-OF-SERVICE Page_3 POTEN- ACTUAL • FLOW- TIAL MOVEMENT RATE CAPACITY CAPACITY SHARED RESERVE MOVEMENT (pph) (pcph) CAc PACITY c h) CAPACITY CAPACITY p M P S cSH (pcph) c = c - v '•,. R SH LOS • ',• a•` MINOR STREET • EB LEFT 66 271 215 > THROUGH 3962 215 > 149 > D • RIGHT 28 909 909291 909 > 159 882 >b C -'' > > 8�s. > A MINOR STREET WB LEFT LETUGH 61 267 224 55 343 314224 163 D FIGHT974 39 974 > 314 > 259 > C > 435 974 > 342 936 >B A MAJOR STREET ' ' SR LEFT 72 a? NB LEFT 51 899 899 899 % 706 757 757 757 827 • ; • . ° • IDENTIFYING INFORMATION • NAME OF THE EAST/WEST STREET NAME OF THE NORTH/SOUTH STREET. . . . Jererson DATE AND TIME OF THE ANALYSIS 6-16-Kerr , OTHER INFORMATION. . . . Total Site Traf•ficBncludinq Add 9 I ; PM ncluding A ''� ditive Traffic 4 • , • • • • • • • •l . • • .• 4• Jr' V I 0 _ .• _ , - _ ...... .__. .• • ..- !2, at io ,c 9 • • r p. i e. I ' _.,. ___. ...... • • • _ _. ._.... f 4•_.757"-r.i... 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Ds A-✓ o i✓4.-�-¢,--- cO Q.�-}-, S p •s) �•2 rv' ..P r'� ._..4 f- /�'Jc iV 7 1��, . _. _ _ DA. u. .„--.._eeeiio . /% a ,4``i - Z ,o o f("l,, ,, _. .... .:, ,.... i,: „,. 1 ' T/?4 FPI C. ' V @ G. V t4/ c s %Z 3 '� ..S" • . r-? • g `� /o f l l a. TA T AI L • ' -� ! ! % 4 9 Al 1 ' r _ :� . _ � 9 _. � , .� � ® as d _.__ - _.- _ ---_.. .__... _. 1 / / p . . _ ._ ' 2 /1,, , ei v ! ® ® / 2 $ ) } '� ` /- , !�3 / 2 0 I �" r ._ : . . 171. 174 ,.a • �+^ C) '' •• 1OG_ c I S'7 I : ✓c Cis w 8, 0 i✓w- t 2 CO -A.+S . r ; 9- 99 Tie 4 F 1 c V. .. c� v S raj 1 ;2- 3 .S r7 8 1 /0 . ( l (z. o'�_ __ 2 6.0 __ .. . .� • x?le 4 /s3s: 23 90 3 i .9 o � l : ti23 � 0 sus 66 • / w i •t z 2 /• 9 0 0 5 1 l69 H : 1 r 9 /y S 3 3 s-- /GS /0 17 `/ S3 ''e`",�: ``le 91 34(c, 19 r1 5- 3 l a I r2 , • ..• , . 1 •• 1 • G .,M • " "° LAND USE: 220 0 APARTMENT , • DESCRIPTION AND TRIP or closer to the CBD, However, other factors, such CHARACTERISTICS •4� as geographic location and type of adjacent andnearby Apartments in this analysis include both low-rise or generation rate.ment, also had an effect on the trip walk-up" dwellings and high-rise multifamily were all the The Federal Highway Administration' developed -+wellings, Included in this category udies that did not specify the type (height) of adjustment factors for average weekday trip rates • at 3aartment studied, An apartment is defined as a for residential land uses and their associated demo- • 11 mental dwelling unit that is located within the same graphic characteristics, These characteristics minding as at least three other dwelling units.Exam- included household size, vehicle ownership, and +res of this category are fourplexes and all types of dwelling density. The adjustment factors shown :,artment buildings, below are to be added or subtracted from the aver- age weekday trip rates, using dwelling units as the „v:I.{ independent variable, Any combination ',r of adjust- 44,,4 DATA LIMITATIONS ment factors may be applied to the trip rate. How- ° Me trip rates have been identified to be different ever, if residential characteristics are not available, then the average rate or equation would be utilized, • `'a-measurements made prior to 1973 than, for mea- Peak hour trip rates can be adjusted by the ratio of the average weekday adjusted trip rate to the aver- S.,-ements made after 1973.Consequently, rates are =rpvided for all of the data through 1986 and for age weekday trip rate, --:._:Ma collected after 1973, 41) Characteristic Adjustment factor? Household Size • AVERAGE 1-2 ° AVERAGE WEEKDAY TRANSIT TRIP -1,0 ADS 2-3 +0.9 f >3 +2,8 +: Data available, Vehicles Owned 0-1 -0,3 l 1-2 +0,2 .IUST[MEIVT FACTORS >2 +1.3 Density (Dwelling Units/Acres) ,and use includes data from a wide variety of 15-5-25 -0,0 25 0,0 _- ta with different sizes, price ranges, locations, >25 ages, Consequently, there could be as wide a +0,4 `: 4M-:a:ron in trips generated within this category as • -'a rs between different residential land uses, As SOURCE NUMBERS tzezted, dwelling units that were larger In size, - expensive, or farther away from the central 2, 4, 5, ' .-+ess district had a higher trip6, 9, 10, 11, 12, 13, 14, 16, 19, 20, 24, 34, 3S, • 9 generation rate 40, 72, 100, 108, 188, 192, 204, 211 • "' ate- --Itt than those smaller In size, less expensive, • • • • • department of Transportation,Federal Highway Administration.Development and Application of Trip Generation Rates.I<ellerco, ," 985. • A4:0.ntment factor to he added to(or subtracted from) the mean daily trip rate per dwelling unit; m Trip Generatioh,September 1987/Institute of Transportation Engineers 293 • `' y • ,, • i/ APARTMENT (220) Average Vehicle Trip Ends vs: DWELLING UNITS On a: WEEKDAY PEAK HOUR OF ADJACENT STREET TRAFFIC, ONE HOUR BETWEEN 7 AND 9 A.M. ' TRIP GENERATION RATES ke w ,,Ill Average Vehicle Trip Ends(Weekday—peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 A.M.) per Dwelling Unit Average Range of Standard Number of Average Number of '. Trip Rate Rates. Deviation Studies Dwelling Units 0.532 0.095-1.024 87 235.7 DATA PLOT AND EQUATION 700 600 — Z 1.11 a. 500 - - uu 400 di 300 ° LI Q o is 200 — ° ❑❑an al r r . ¢ ,��yyy�ry ° w Y la ° �i 100 — ❑'' . ' ❑ iniijn ■L�tiL���01 ❑ 0 , ■1 ° • i I r 0 200 400 ' —7-600 800 1,000 X = NUMBER OF DWELLING UNITS 0 ACTUAL DATA POINTS FITTED CURVE • .A Fitted Curve Equation: T = 0i50(X) + 4.0 R2 = 0.855 DIRECTIONAL DISTRIBUTION: 18% enter, 82% exit, • Trip Generatlort,September 1987/Institute of Tr,nsportation engineers • 295 APARTMENT (220) Average Vehicle Trip Ends vs: DWELLING UNITS On ADJACENT �TREE-i- v' PEAK HOUR OFWEEKDAY TRAFFIC, ONE HOUR BETWEEN .nW . AND 6 P.M.PM • TRIP GENERATION RATES +� ;, Average Vehicle Trip Ends (Weekday--peak Hour of Adjacent Street Traffic, One Hour Between t3 4 and 6 P.M.) per Dwelling Unit t, ,;:� Deviation Average Range of Standard "' Trip Rate Rates Number of Average Number of n Studies Dwelling Units 0.673 0.095-1.636 104 233,5 ' DATA PLOT AND EQUATION • 600 o w ° EE u, ❑ H J 400 f 1 µ t al ErUJ 0 CC ,: Lu> • 200 U_ �C ° _ ° ❑ ��❑ ,❑II • fry(=■B ❑ r J J Y A 0 ❑ ° 0 200 400 600 800 1,000 X = NUMBER OF DWELLING UNITS • • 0 ACTUAL DATA POINTS FITTED CURVE Fitted Curve Equation: T = 0.39(X) + 59.0 R2 = 0,742 41): ti DIRECTIONAL DISTRIBUTION: 66% enter, 32% exit, Trip Generation,September 1997/Institute of Transportation Engineers .. 298 .` � • �� =ESULTS PROVIDED BY THE REGRESSION EQUA- AVERAGE WEEKDAY TRANSIT TRIP 7rONS ON TABLE 1. WHEN THIS OCCURS, AND IF ENDS SERE IS A DIFFERENCE BETWEEN THE RESULTS, ' IS SUGGESTED TO USE THE RESULTS FROM No data available `'°-E LARGEST NUMBER OF STUDIES. , ACTUAL VOLUME ADDED TO THE ADJACENT S'REETS CAN THEN BE ESTIMATED BY APPLY- SOURCE NUMBERS INS THE INFORMATION DESCRIBED IN CHAPTER F' QUANTIFYING PASS-BY TRIPS. IT IS IMPOR- 1, 2, 3, 4, 5, 6, 13, 14, 18, 19, 22, 26, 40, 42, 48, 49, 71.,NT TO REMEMBER THAT THE NUMBER OF 54, 59, 60, 61, 64, 65, 72, 73, 75, 76, 77, 78, 79, 98, PASS-BY TRIPS ESTIMATED TO ENTER AND EXIT 99, 100, 110, 124 A SHOPPING CENTER DOES NOT AFFECT THE CIVEWAY VOLUMES BUT DOES AFFECT THE AMOUNT OF TRAFFIC ADDED TO THE ADJACENT . '.,e"', STREET SYSTEM, Vehicle Trip Generation Equations Shopping Centers, Land Use 820 Percent Percent Entering Exiting Equation R2 Trips Trips Average Weekday V .cle Trip Ends; 0:' der 200,000 SFGLA Ln (T) = 0.65 Ln(X) + 5.92 0.58 50 50 230,000 SFGLA &Over T = 6371 + 27.07(X) 0.59 50 50 A.k►, Peak Hour Ln(T) = 0.60 Ln(X) + 2,40 0.56 (1 ._r. between 7-9 A.M.) 70 30 . PM. Peak Hour (1 '-r. between 4-6 P.M.) • -der 175,000 SFGLA Ln(T) = 0.52 Ln(X) + 4,04 0,58 -5,000 SFGLA & Over 49 51 T = 2,58 (X) + 381.0 0,83 47 53 .,,,.'� Sat...,-day Vehicle , - _p Ends Ln(T) = 0,64 Ln(X) + 6.21 0,79 50 50 • Sat--day Peak Hour Ln(T) = 0,62 Ln(X) + 3.97 0,83 51 49 Sunday Vehicle er_a Ends T = 15.79(X) + 3988 0.55 50 50 ' i. Christmas Season Average Weekday ' P.Q.S. Peak Hour (1 H . between 4-6 P,M.) Ln(T) = 0,79 Ln(X) + 2,65 0,71 49 51 Saturday Peak Hour T = 779 + 4.12(X) 0,62 52 48 f I = -wo-Way volume of traffic or total trip ends, X = area in 1,000 gross square feet of Ieaseule area, • Trip Gertaratiort,September 1987/Institute of Transportation Engineers ° 1150 '` • i Figure 3 Shopping Center(820) A.M. PeaVolume (Two-Way) • One Hour Between 7 and A.Mkeorsus 1,000 Square Feet Gross Le asable Area 2,800-, 2,600— ❑ ' 2,400— 2,200— 2,00— 1,800— al 1,600- 1,400 1 1,200— �•, 1,000— 0 0 800— ° 600— 0 ° •' 400— M.. 8 ❑ ..° a �Ji9■ ■ • . , • 200— -�.0❑ ■ ❑° ❑ 0 0 ❑ 0 0 a-- 0 200 400 600 800 1,000 1,200 1,400 1,600 X = 1000 SQUARE FEET GLA ❑ ACTUAL DATA POINTS ---- FITTED CURVE Fitted Curve Equation: Ln(T) = 0.60 Ln(X) + 2,40 • R2 = 0,56 '�, '`�P1,, •, DIRECTIONAL DISTRIBUTION: 70% enter, 30% exit. th S° ati•• ' fy' . , (so ' V • Trip General/on,September 1987/Institute of Trarisportation Engineers , 1155 . ,' . t • • • Figure 4 Shopping Center(820) . Less Than 175,000 Square Feet Gross Leasable Area P.M. Peak Hour Two-Way Volume One Hour Between 4 and 6 P.M. Versus 1,000 Square Feet Gross Leasable Area ' •„Lu 1,400 ° ❑ a 1,200 — a �f. co — a c ❑ ❑ W ❑ a 1,000 — ❑ — ° o a 800 — ° a ❑° ❑❑ ° ❑ ° a❑ in\ I — a❑ a ❑ ° ❑ ❑ a a a a ° CI 400 — ° ❑° ❑ ❑ CI a a 200— a❑ a a a , (]❑ ,. 0 1 I 1 I 1 1 I 1 1 1 1 1 1 1 1 1 0 20 40 60 80 100 120 140 160 180 , ,, X = 1000 SQUARE FEET GLA ❑ ACTUAL DATA POINTS FITTED CURVE Fitted Curve Equation: Ln(T) = 0,52 Ln(X) + 4.04 v •: y,•:, .' R2 — 0.58 :s,, DIRECTIONAL DISTRIBUTION: 49% enter, 51% exit. • , 0 , .t • • Trip Generation,September 1987/Institute of Transportation Engineers 1166 • y a C. FIGURE 4 6. PEAK HOUR VOLUME WARRANT :U COMMUNITY LESS THAN 10,000 POPULATION OR ABOVE 40 MPH ON MAJOR STREET) > I I I I I Y: 72I 400 '°� OR MORE LANES E- 2 OR MORE LANES • 2 OR MORE LANES b 1 LANE { 2300 - ..J Siiv A N� LANE 8- 1 LANE. . q ...... 20U 0 ova 7' .si ': Pit Plc Hie, oar slit Pse nie 0 00ct sr • P►l Pie me _ 300 400 500 600 700 800 900 1000 1100 1200 • 1300 MAJOR STREET -- TOTAL OF BOTH APPROACHES — VPH . ' • ". !E: 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE, M W . VOL :'.t. rrr9:r''L_ I°xk_.�._:S7S 139r VOL kite 4,7 5j z I To 1741 Si 4-r pei 1°K Hif. 4 o z • 3 � z . w , • • FIGURE 4-6. PEAK HOUR VOLUME INARRANT COMMUNITY LESS THAN 10,000 POPULATI ON OR ABOVE 40 MPH ON MAJOR� STREET) ... •.. 1 400 2 OR MORE LANES Er 2 OR MORE LA... ..•.. .. ... • .. . NES , .., . .... .. J.,. .., . „... ." ... .....,„:... .. , ,.:,.... < . , . . .. .. ,.... = . .... ••. . 300noi,4,. 2 OR MORE LANES 8. 1 LANEnn ... ,. . iiit Wale 1 00. LANE Et 1 LANE = ArN, NIIIIIiikomiumi WO ma .% • ..... . ... .. .......0 . . .... . . 300 400 500 600 700 800 900 1000 1100 1200 1300 MAJOR STREET _ TOTAL OF BOTH APPROACHES -- VPH • ' iC' 100 VPH APPLIES AS THE LOWER THRESHOLD APPROACH WITH TWO OR MORE LANES VOLUME FOR A MINOR STREET THRESHOLD VOLUME FOR A MINOR STREET75 VPH APPLIES AS THE LOWS APPROACHING WITH ONE LANE.R 1s f/aL T' i fir.J'IR /� 2 ,' VOL 706.4( sr /Dm /41,e He Int) /yr • • • ,, , J F f!evw + Te 4+erso1 • • V If FIGURE 4-5. PEAK HOUR VOLUME WARRANT CL 600 er , 1-- wil ` 2 OR MORE LANES Et. 2 OR MORE LANES - O500 I I I O 2 OR MORE LANES Et 1400411 LANEI- nill110.6. A Pic cc < 300 szcsr- �. � 1 LANE Et 1 LANE II" III" 200 • �cr li rhi- • > 100 • _ BEINIIII........e. . c.9 • i 400 600 800 1000 1200 1400 1600 • ' '�` MAJOR STREET — TOTAL OF BOTH APPROACHES180C — VPH .%0TE, 150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE tl LANE, `u _ . .. .9,�? P_rc' 1 R !�� z3s- Misr Pre r�, ,�1s x Tod,( Si r.;o ,��+-r � �t� 235" 7Yb(c,.( s's'i-e ?Ai R�Nr� �soi lye: Y ` • 1 or , e , Keer /44''' "lc luetry , , • • • • FIGURE 4-5. PEAK HOUR VOLUME WARRANT h , I 600 11111111111111111 ■■■_ iiminq 2 OR MORE LANES �t w o 500 ` OR MORE LANES inallIllilik 400 al 2 OR MORE LANES & 1 LANE • Q300 •�. � 1111111111111111 IIIIIIII1 LANE & 1 LANE 20oz s nil a To+,, � ill 'NM -.414.4111114—. __.1mi f� > 100 Ilmi _ lt.m..,. �„�„r CD 400 600 800 1000 •'. MAJ 0 R STR EE?' -- TOTAL1200 1400 1600 180C . , � � OF BOTH APPROACHES - VPH • ... +'COTE: 150 VPH APPLIES AS THE LOWER THRESHOLD APPROACH WITH TWO OR MORE LANES AND 100 VPH pLUME FOR A MINOR STREET THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WI H THE LOWER • v= WITH ONE LANE, Aar ,�-y Pr HA, Sys- 1,30 Ex,sr. P PK V o L ' 7'0 44 SJG 4'7 me 4.50) 8 o 4 7.5j z1S \,. ) T' 1 Si fie. P 830 Z z ) S ff. . ,. • • l` y 1 • GEOTECHNICAL INVESTIGATION PROPOSED COMMERCIAL CENTER MOUNTAIN PARK SUMN' T, KERR ROAD & McNARY PARKWAY LAKE OSWEGO, OREGON f 7 • A September 6 , 1990 AW GEOTECHNICAL SERVICES, INC. t . • .. '. - 4110 , 47:. ,#),..hir, , �.•, "� EXHIBIT fr v f AW GEOTECHNICAL SERVICES , Inc. 0 :". ' : 1470 Horseshoe Curve Lake Oswego, OR 97034 FAX (503 ) 635-7040 ' (503 ) 635-3146 September 6 1990 Otak Inc. Architects, P.C. 17355 SW Boones Ferry Road Lake Oswego, 97035 Attention: Mr Thomas W. Hamman, A. I .A. Dear Mr Hamman, Submitted herewith are five copies"Geotechnical Investigation Proposed p of our report p Mountain Park Summit, Kerr Road and McNary Commercial Parkwa Center, Oswego, Oregon" y, Lake Yours truly, AW GEOTECHNICAL SERVICES, INC Anthonry J. Wright , P.E. a . • 4 a • • � Page 1 September 6 , 1990 �' SCOPE ,.. The results of a geotechnical investigation for a proposed commercial development at the subject site are presented in this report . The site of the proposed Mountain Park Center is situated at the west corner of McNary Parkway a; and Kerr Road on Parcel 11 of the Southwest 1/4 Section 32 , T. 1S ,R. 1E. , WM, City of Lake Oswego, Multnomah County, Oregon . The planned commercial center is designated on the attached Site Plan, Fig 1 . The scope of work included the following: 1 . Twenty two airtrack drill holes to depths varying �� from 12 to 24 ft to evaluate the occurrence of rock �w t and general characteristics related to ` `'� excavatability. , .� � 2 . Six test pits performed to depths of up to 9 1/2 ft to provide supplemental information. 3 , A walk-through reconnaissance of the site identify and evaluate pertinent topographic and surface features . , 4 . Engineering evaluations along with recommendations as follows : .; , a) Description of the geology, surface conditions and subsurface soil and rock conditions as evaluated from the air track drill holes and test pits , b) Assessment of excavatability of the ., r underlying soil and/or rock materials, �� . ( • c ) Evaluation of temporary safe cut/slope inclinations within the underlying subsurface soils. w d) Backfill requirements for retaining wall ° along with lateral design pressures and • subdrainage, e) Spread footing foundations requirements with allowable bearing pressures and depths of embedment , B f f) Four copies of a preliminary geotechnical engineering report , , q . ^, , i `, • ! .. 1/ ., ,, III ' • • Page 2 g September 6 , 1990 A J . PROPOSED COMMERCIAL CENTER The proposed commercial center consists of a 50 ft wide '�' and approximately 450 ft long building pad that wraps around the east property line as indicated on the S_te Plan, Fig, 1 . `�'' The building wall will be set back 30 ft from the east property line. The finished subgrade elevation is established at about EL. 780 ft . The proposed subgrade will necessitate cuts of generally up to 22 ft or so along the south portion of the east property line decreasing to zero along the northerly portion. Development of the northwesterly portion of the building will necessitate the placement of up to 4 ft or so of fills to establish the subgrade of El . 780 , 7 The remaining yard areas ( which were not a part of this investigation) will be served by access driveways and parking areas . Field Explorations ' The subsurface conditions beneath the general building •, ' ` , area, where relatively deep cuts are contemplated, were explored by a base pattern of air track drill holes on a 40 to 50 ft grid. The necessary clearing of the site to provide access to the air track drill holes was performed in advance of the exploratory work. The basic pattern of the 16 air ' track drill holes is indicated on the attached Site Plan, �., Fig. 1 . The air track drill holes are designated as numbers # 57 through # 72 respectively. Additional airtrack drill holes were performed adjacent to test locations #65 and # 69 to evaluate the possible lateral extent of ledge rock, , , ' Subsequently six test pits were performed with a trackhoe to supplement the information obtained from the air track drilling program. The locations of the various test l pits appear on the Site Plan, Fig, 1 , Geology The site is located very near the summit of Mt , ''k ' ' Sylvania, a Pleistocene Age volcano, which was a source of basalt lava flows. The basic geologic unit underlying the site consists of a thick mantle , at least 100 ft thick, of ash/breccia (pyroclastic deposits of ash, cinders , and " fragmental ejecta) that erupted to form the tinder cohe of ancestral Mt , Sylvania several millionyears ago,g T! ,± lava flows consist of a generally vesicular basalt , the. upper " . portion of which has been subjected to variable and often • ?N, ' • • . • . • ' ' ' l` IF i • S Page 3 September 6 , 1990 intense weathering. Small to large boulders, often encountered floating within the residual clay, are known as "core stones" remair.in g from the parent rock. Occasional areas of virtually unweathered rock are encountered. The surface soil horizon consists of the Portland Hills Silt Formation deposits of aeoli,an (wind deposited) u consolidated silt . Such materials are generally present above elevation 400 ft in the Lake Oswego area. Site Conditions The site is bordered by Kerr Road and MoNary Parkway and an existing reservoir beyond the east property line; the top 4. of the reservoir has been used as a tennis court , The site topography has been modified by the placement of fills over the southerly portion with materials from nearby developments . Fills appear to vary in thickness from ". 4 to 7 ft or so in depth. Occasional large basalt boulders were noted over natural surface grades, The natural site grades are relatively moderate varying up to 10% or so. Surface grades arc somewhat steeper over the 10 ; • southwesterly portion of the site at 15% or so. Cut slopes r `, bordering Kerr Road grade at about 50% up to heights of up to 12 ft . Historical filling of the southerly portion of the property has created embankment fill slopes that grade at about 50%. Embankment fill slopes around the existing city 4 reservoir vary from 20 to 40%. The city reservoir, • constructed in 1968 , was established with a floor grade of EL. 782 . The site supports a dense undergrowth of alder and maple trees and occasional fir trees . The maple and alder trees tend to grow in tightly knit groups. Tree diameters are generally between 8 to 14 in. Surface drainage, appears to be • generally good though the northwest portion is somewhat depressed below the adjacent street level . No seeps or pending Water were noted during our August 1990 reconnaissance. �.5 Subsurface Conditions 0 Evaluation of the subsurface conditions from the air track drill holes was basically limited to an observation of the cuttings blown out of the various holrs, However, it Was • ` . possible to evaluate the various soil horizons which could be correlated with the results of the supplemental test pits performed for this investigation as well as prior investigations for the adjacent easterly Mountain Park Summit e Page 4 ' September 6, 1990 site and a geotechnical investigation for a potential 5 , 000, 000 gallon water reservoir, west of McNary Parkway. Additional probes were performed within the immediate vicinity • of probes # 65 and # 69 to evaluate the extent of rock layers or boulders , The logs of the various air track drill holes U and test pits appear in the Appendix-Field Explorations. The various explorations revealed the following basic • soil units : Fills - Brcwn and tan silt fills were tentatively identified in air track drill holes # 61 , # 60 , # 66 , # 7 , and # 72 . Brown tan and gray silt fills were encountered in TP-1 and TP- 2 . Fills occur within the embankment fill slopes surrounding the existing water reservoir and over the southerly portion of the site . :N e,i,> Topsoil - Brown and grayc silt topsoil containing significant Ir"�it,�i,e' .e roots were encountered in all of the test pits to depths of 21' ;, ,, 1 1/2 to 2 ft . Topsoils also exist at the air track drill hole locations that could not be identified from the cuttings. Tan and Brown Silt Stiff to hard tan and brown silts were ;; encountered generally to depths of 6 to 10 ft or so. Red Brown and Purple Clayey Silt - Underlying the tan and brown silt is a hard brick red or red brown clayey silt or • s• , ' purple clayey silt containing occasional basalt fragments and boulders. Boulders or possibly ledge rock were encountered ' between depths of 8 to 11 ft in 1/2 to 2 ft layers in air track drill holes # 63 , # 65 , # 69 , # 68 , and # 72 . Drilling ,,�; ,.,_ a. rates through boulder/ledge rock layers ranged from 3 to 4 ft/ second. No e _'idence of hard resistant pledge rock formations were encountered at the various air track drill ' hole locations. The overall clayey y y silt matrix is hard and '` it is anticipated that the various cobble and boulder pieces r are highly weathered and amenable to excavation with standard , '. .' construction equipment . • Groundwater and Seeps The lower materials in air track drill holes # 61 , # 62 , # 63 , # 68, # 67 , It 70, # 71 , and # 72 were relatively Wet . However, it is anticipated that free ` groundwater is not likely to be encountered, Seepage water c.. may occur in excavations below 13 ft or so . ' t, di yp . 1 y d '1' 4 4 van , c. _ Page 5 September 6 , 1990 • CONCLUSIONS AND RECOMMENDATIONS General Considerations .' 4` No particular problems are envisaged with the proposed cut excavations to develop the required subgrade and temporary slopes related to the proposed commercial center ,. "' Occasional resistant cobble to boulder sized rock may be encountered in the excavations . The underlying insitu materials are relatively hard in consistency which would permit the use of relatively high bearing pressures for spread footings . Site Preparation All existing fills should be removed from the site which should be followed by the removal of tree roots, major surface roots and topsoil . Based on the test observations, it is estimated that the average' depth pof to • stripping of about 18 in, with greater depths associated with the grubbing of trees and saplings, and heavy undergrowth. Stripping and grubbing should extend for a minimum distance of 5 ft beyond building lines and over the entire areas to be excavated for temporary cut slopes , Occasional deeper excavations may be required below EL. , 780 to remove soft overburden soils such as encountered in TP-2 . Excavations and Side Slopes Little difficulty is anticipated with the excavation of site cuts, The materials encountered at the various air track probe excavations are considered to be excavatable with a suitable trackhoe to required depths of 22 ft or so. Most a of the site cuts will yield stiff hard tan brown silt materials to depths of up to 8 to 10 ft followed by completely weathered volcanic breccia materials consisting of red brown and cla e purple clayey silt containing occasional cobble .\and boulder fragments. Hard boulder fragments of a suitable size could be stockpiled for use in decorative landscape areas , Suggested temporary construction slopes are indicated on page 6 . In general it is our opinion that cut Olopes within the underlying insitu materials can be made at an inclination of 3/4H: 1V. The side slopes should be subject to careful examination by the geotechnical engineer to evaluate the actual conditions revealed by the cut excavations , Slope 4 `c b , Page.: 6 September 7 , 1990 • PROoC0i•r I. I N L • • /�•I�x .fir 1...�� NNN • • N. C ...., :....\ u 1•4A1:20 SILT _ ... ) a lI y------4,7.._.___—.-...•,—_._.____.—_____22,LT fN0 a o L {. �tr pf A lJD GdMPALTION Og CuSM� FLoAr 'SM •ZON4 2nc K./... ' 49-R7"ia (9 I SIN D. ^A SN o , fr i i h4 A►7 D c: , I I�L ''L -r a i +It.T " 1` ` Pace . , ---. • 4 • I ; le BADS ©QAIN uAQ 0 . • • • ••. TEMPORARY CONSTRUCTIOI SLOPE Page 7 September 6, 1990 • flattening may occasionally be required to an 1H: 1V particularly within u pper f i 11 inclination of areas. Cut slopes should be graded carefully and smoothly. cuts should not be made. Box dislodged during excavation 'Basalt boulder floaters, if , .. since they could represent a hazard to workCmen.should be eworkin removed , various cuts. Following gradingof g on the ; •� should be entire surface the various cuts, the covered with 6 membranes that are securelymil , visqueent intermediate locations along anchored e the top and to ° minimize the potential of surface of the slope to slaking during dry' weather and water saturation/slope sloughing during the wet weather. visqueen membranes should be maintained for the duration The ofconstruction prior to bacltfillin should be g• The various cut slopes '; periodically inspected for signs of unravelling. '�Site Filling Fills to establish the required r organic free onsite materials. �ubgrades can consist of ,. stockpile the drier and i would preferable to materials which should be covered ewith oviaqueenons o membf he silt prevent saturation. rands to Generally onsite silt materials should be compacted to a dry density equivalent to at least 95% of m� density obtainable bymaximum dry ` �'` 99 . Engineered fills belowAASHTOth din of compaction shouldt be {'ro compacted to 98% of the aforementioned density be y standard. In general , the moisture content of the site soils will tend to be greater than that required for optimum moisture R , control for compaction. During dry weather it would be generally feasible to aerate the onsite soils so that adequate uniform compaction to the requirements of engineered fill can be achieved, During periods of hot dry weather 'i would be generally necessary to sprinkle the silt fill lifts to process the materials to a suitable moisture content for • compaction, Rock fragments in excess of 6 in, not be incorporated in the fills, size should During wet weather it would not be feasible to utilize the onsite silt soils in engineered fill s' It would necessary to import free draining /4 erials 1 1/2 to 3/4 ' ; .. resit mate in, maximum size, Such fills should be placed in 12 in, P maximum lifts and compacted With multiple passes of a suitable vibratory roller equipment to Mt of the maximum dry 4, density obtainable by standard AASHTO T-99 , • Page 8 • September 6 , 1990 • Building Retaining Walls A 5 ft wide bench should be provided at the toe of the vario ,.;: cut slopes beyond the edge of the footings to provide • a margin of safety to workmen. r. Building retaining walls should be backfilled with import free draining sand or 3/4 to 1 1/2 in minus free ' V draining crushed rock materials that extend to within 3 ft of the surface . The import free draining fills should be compacted to 88 to 93% of the maximum dry density obtainable by standard AASHTO method of compaction test designation T- 99 . The upper 3 ft of fills can consist of onsite silt • materials that are compacted to the aforementioned compaction standard. Heavy compaction equipment should not be allowed closer than 5 ft to the back face of the wall to prevent inducing high lateral earth pressures. Subdrainage should be installed at the lower heel of the building retaining walls. Surface drainage should Consist of 4 in. diameter ADS Drainquard pipe encapsulated by a minimum ' of 6 in. of free draining sand. The drain lines should be provided with a positive slope ( 1/8 in. minimum per ft run) which would lead to a positive outlet . Only nominal amounts of seepage are anticipated at this time . Design lateral pressures for retaining walls are contingent on the type of design contemplated by the structural engineer . For walls free to deflect at the top, we recommend an equivalent lateral fluid pressure of 33 lb/cu � ^ ft for the full height of the wall , For walls completely structurally restrained at the top, an equivalent lateral fluid design pressure of 33 lb/ cu ft should be utilized. Intermediate values of design pressure may be utilized for intermediate levels of restraint . Resistance against sliding can be btained by friction at the interface of the bottom of the footing and insitu soil or crushed rock, A coefficient • d of 0 , 4 can be utilized for design, Spread Footing Support The proposed commercial center can be supported on continuous and individual spread footings that bear on hard insitu silt materials , The logs of the air track drill probes indicate that hard red brown or purple tlayey silt • materials will generally be revealed at the foundation subgrade. The footings should extend to a minimum depth of 1 1/2 ft below the lowest adjacent finished floor. Spread footings can be designed for a maximum real bearing pressures of up to 5000 lb/sq ft which applies to the • 1• • • • Page 9 September 6 , 1990 total of dead loads and frequently applied live loads which can be increased by one-third for the total of all loads including wind or seismic . ` A 4 in, thickness of 3/4 in. minus crushed rock should be placed and compacted in the bottom of footing excavations to prevent disturbance of the subgrade during form and rebar placement . Over the northerly portion of the commercial center it will be necessary to excavate the installed engineered grade fills to depths of up to 7 rt or so to establish footings in the underlying hard insitu silt materials. Alternatively, the overexcavations could be backfilled with compacted crushed 1 1/2 to 3/4 in. minus crushed rock materials that are compacted to 98% of the density obtainable by AASHTO T- 99 . Such excavations should extend for a distance of 1 1/2 ft beyond the edge of the footingo . Settlements below footings are likely to be nominal and limited to elastic compression of the underlying insitu silt materials . LIMITATIONS AND ADDITIONAL SERVICES This report has been written to aid in the design of the proposed commercial center and associated cuts and temporary cut slopes. We should be retained to review design changes and any modifications as project plans are developed in order to evaluate any changes in concept that ma;, have effected the validity of our recommendations , We recommend that we be retained to observe site preparation, fillip , cut slopes, subdrainage and foundation installation to evaluate the adequacy of the work in accordance with the intent of our report , and the project specification and plans. We will be available to provide recommendations a ' pertaining to the design of the asphaltic access driveways !, and parking areas, Yours truly, AW GEOTECHNICAL SERVICES, INC f ilf4144* Anthony ,7y Wright ,Wraght , P.E.r.W , • Attachments Fig, 1 , Site Plan • Appendix--yield Explorations n v` y D� 1� } ✓ s • r, �- f • ' • S Y 1 \,1 OS b b h 00 0 i 10 1:3 II•o o' »ab'bs 1',I. �.� EXISTING NITS \ ' s ,� -a l y y ! \ V vim,;.''' ! 1 I, %s ' I a 11 11� I N. »` »-- `/J +# b0•1�� 1 b 50 M 65 s M 60 p 7 I YI GI `\1 4 �" ` (Cr ,0� q 1 , 4- ,I.d •r 1 00'261 lL�ICIIh191 S '!' 'p `i1 I i C ' !/i III I q / I'4. 67 I (' ,, r '\ , , J 1 •J fY p" 's� f x,tv�i if b7' ISi •/>r 60.. .IiI M 64 p p • p 71 w o Ill Id \ t .«J \ ; L. TP ( \�C/ In6 r 1 o�\ I}w F ,11 I 41 heft 'b2 /1 41 ) II' i ' ti • r0\ qa P. I { 1 a I,:1 x 316Z/Ih.91 S / 1 I TP-q !1 I I ,I N 61 M 63.)a P'....`-- 0 a;d f K7 / /' o�\P I{ .1L 3• t� PROPOSED COMMERCIAL BUILDING S �/ /� '� J ,�• 3 1 II (SUDGRADE EL, 700) \' ,1 / / yrb o I v / / / r J1� ` I. u 1.i1' i { ,� 1 ' 462 / �r / /M 6U/// /^q /"I , /}_ . , j Y' / \ I I r FI I I • I� \ Ill ' EMBANttMENT t•'ILLS/ I ( 2 • .1 .l ;� 11. if •7.. It \ ,t 1 .I 'Y• •• 1 I S TP-6 �.+r' 7 c �� L ff 1 i 1 �� a)�'� 1 1) y- � / I w ��0 pro „J 1 \ a! .I x N 16'A 1'30'W 270,G6 f .—;•' - =� _ ,�� .--�"'.'>-- a REF: Topographic Survcy d' -•—�......... "� _ . _.».»_ .. -_ _. . ,., -.. ,d ._ by Otak Inc. i r.E't • % k I e AIRTRACE PROBE LOCATIONS, 0/17 G 10/1000 I • C�C��� ®m TEST PIT LncATTONs, U/3O/1900 EOALE 11 -40' ' le Y 5t'CE PLDl1 AWCEC9ECIINIcAL 1, - V SEIIWCE5,IIIC. p I''••. S I 4 ' L, - ,.. ',1 • e . „ :., , . , .. . ,. . . �' y ` . . . .. . .. , . .. .•. • ..,.._.. , .... .. .. . .. . • ...... ..• . . .• ..• ..,. .......... : ... , .,:. ... :... . ., • .... APPENDIX FIELD EXPLORATIONS • • • • • • • . 0 • �:. it . • LOGS OF AIR TRACK DRIL----L HOLES # 57 EL, 791 0-12 ' TAN SILT # 58 EL. 795 `� 0-6 ' TAN SILT • °�.. 6-23 ' RED BROWN CLAYEY SILT # 61 EL. 801 0-7 ' BROWN SILT FILL 7-13 ' DARK BROWN SILT 13-24 DARK BROWN SILT WET # 60 EL. 799 • 0-7 ' BROWN SILT FILL 7-24 ' TAN & BROWN SILT A # 62 EL. 795 0-6 ' TAN SILT 6-9 1/2 ' PURPLE CLAYEY SILT 9 1/2-10 ' ROCK SOFT �. :+0-18 ' PURPLE CLAYEY SILT WET # 63 EL. 797 0-6 ' TAN SILT 6-8 ' BASALT BOULDER • 8-12 1/2 ' TAN SILT '° 12 1/2-20 'PURPLE CLAYEY SILT , • WET # 59 0-22 ' TAN SILT 22-24 ' RED BROWN CLAYEY SILT • # 64 EL. 800 • 0-6 ' TAN SILT 6-16 ' RED BROWN CLAYEY SILT 16--21 ' DK. RED BROWN CLAYEY SILT 411# , ' :: . • to LOGS OF AIR TRACK DRILL HOLES • # 65 EL. 802 # 65 ( 1O 'N) NO ROCK T # 65 ( 5 'W) 9-9 1/2 ' ROCK °' • 0-5 ' TAN SILT # 65 (5 'E) 6-6 1/4 ' ROCK " "W 5-7 ' GRAY BASALT *" .. • ':.' 7-24 ' RED BROWN CLAYEY SILT ;p # 69 EL. 793 NOTE: NON-CONTINUOUS ROCK LAYERS ENCOUNTERED 9-10 1/21 ! 0-10 ' TAN SILT IN SUPPLEMENTARY HOLES 5 ' N, 10-12 1/2 ' PURPLE VOLC. ROCK S , a W. OF # 69 12 1/2-15 ' PURPLE CLAYEY SILT DRY 9-10 1/2 ' PURPLE VOLC. ROCK LAYERS • # 68 EL. 796 ", �' V p 0-10 ' TAN SILT ,, � 10-11 ' GRAY BASALT 11-20 ' PURPLE CLAYEY SILT • WET # 67' EL. 800 0-14 ' TAN SILT 14-24 ' PURPLE CLAYEY SILT WET # 66 EL. 800 1, 0-6 BROWN SILT FILL 1� V . 6-9 ' TAN SILT 9-13 ' RED BROWN CLAYEY SILT 13-21 ' RED BROWN SANDY SILT (WEATHERED ROCK) #70 EL. 793 • • 0-8 ' BROWN SILT '4 8•-13 ' TAN SILT ' 13-15 ' PURPLE CLAYEY SILT � • WET 1110 a .• t'b n V'4•I. I •,r. • '',: AI 1 t •• Aa LOGS OF AIR TRACK DRILL HOLES • `' # 71 EL. 796 0-5 ' BROWN SILT FILL r, 5-10 ' TAN SILT 10-18 ' PURPLE CLAYEY SILT WET r r , # 72 EL. 798 �• , 0-4 ' BROWN SILT FILL • � '. r ; 4-7 ' TAN SILT 7-9 1/2 ' PURPLE VOLC. ROCK 9 1/2-20 ' PURPLE CLAYEY SILT WET • I r.. ) 10 I • 9• r • Ur • G • y . `' • . e • W"' r I a .y t I ' • 1. LOGS OF TEST PITS TP-1 EL. 803 0-2 . 8 ' BROWN, TAN & GRAY SILT WITH ROOTS TO 2 ' , FILL 2 . 8-4 . 3 ' GRAY BROWN SILT WITH SOME ROOTS 4 . 3-8 . 0 MOTTLED TAN GRAY SILT HARD , • TP-2 EL. 782 0-3 . 7 ' TAN & BROWN SILT FILL 3 . 7-4 , 3 ' DP;. GRAY CLAYEY SILT ' `'' WITH ROOTS , SOFT 4 . 3-5 . 2 ' GRAY CLAYEY SILT SOFT 5 . 2-5 . 6 ' MOTTLED GRAY—BROWN SILT HARD 5 . 6-8 . 5 ' TAN SILT, HARD TP-3 EL. 788 L 0-0 . 7 ' DARK BROWN TOPSOIL , WITH ROOTS, FILL 0 . 7-1 . 8 ' TAN SILT WITH OCC. ROOTS , STIFF, FILL 1 . 8-3 . 8 ' GRAY BROWN SILT WITH POCKETS OF ORGANIC, FILL 3 . 8-8 . 0 ' MOTTLED TAN GRAY SILT n• HARD >., TP-4 EL. 788 0-1 . 3 ' GRAY BROWN SILT TOPSOIL WITH ROOTS f ~. 1 . 3-2 . 3 ' BROWN SILT, HARD 2 . 3-5 . 6 ' MOTTLED TAN GRAY SILT 4 HARD 5 . 6-9 , 0 ' RED BROWN CLAYEY SILT R HARD e , 1 1' . d • R. • • LOG OF TEST PITS • TP-5 EL. 788 + " . 0-2 . 7 ' GRAY & TAN SILT TOPSOIL WITH ROOTS • • ' • 2 . 7-8 . 0 ' MOTTLED TAN GRAY SILT STIFF ' 8 . 0-9 . 5 ' RED BROWN CLAYEY SILT HARD TP-6 EL. 788 r• 0-1 . 3 ' GRAY BROWN SILT TOPSOIL WITH ROOTS n, t 1 . 3-3 . 0 ' TAN SILT WITH OCC. ROOTS STIFF 3 .Q-7 . 8 ' MOTTLED TAN GRAY SILT HARD 7 . 0-8 . 3 ' RED BROWN CLAYEY SILT HARD • • pti 9f , • • I i Y ' 4 - I Y. UNIFIED SITE PLAN AGREEMENT , We the undersigned, are the respective Owners of (1.) Exhibit "W, the "Commercial Parcel", as described in the Statutory Warranty Deed, Book 2186 Page 560, dated t'•,. March 14, 1989, of the records of Multnomah County, Oregon, consisting of 2.00 acres, more or less, aka "Mountain Park Center", and (2.) Exhibit "E", the "Multi,' Family Parcel", as described in the Statutory Warranty Deed, Book 2186 Page 560, dated March 14, 1989, of the records of Multnomah County, Oregon, consisting of 8.82 acres, more or less, aka "Mountain Park Summit", both located in the "Town Center" site in Mountain Park at the southwest corner of Kerr Parkway and McNary Parkway Intersection (Tax Lots 206. 238, 247, and a portion of 247 of Multnomah County Tax Map #4225, SW 1/4 SEC. 32, T1S, R1E, W.M,, Multnomah County, Oregon.) ti { We the undersigned, having reviewed Section 48.145 of the City of Lake Oswego Zoning Ordinance, and having reviewed our respective development plans with regard to the interface of our respective properties, do hereby agree that development of a our respective sites will occur pursuant to the applicable pplicable approved site plans for each respective site and in compliance with Section 48.145 of the City :: ` ';, of Lake Oswego Zoning Ordinance requiring a Unified Site Plan. 1.) 2.) Signed: Signed: • Date: Date ;, a ; Dennis Vrabek Mike McI(enr a { Harbour Pointe Development SimmCo Properties 4702 Harbour Pointe Rd. 400 SW 6th, Suite 805 Everett, WA 98204 Portland, OR 97204 . • • Notary: Notary: w ;I EXHIBIT • • S i 6 4" • • P' r u + \ 0 + 1 ' r • • fA�ly~ ' . r , • • LIGHTING SCHEDULE- Eh'TERICaR SITE & BUILDING A. • s+f• Pole Down Lights:g Gardco Form Ten Post Top MP17, or similar. (At Parking Lot ) Perimeter Lights: FM Type Distribution B. 20' Post Top Yoke Mount, 80' o.c.' Building Wall Down Lights: Gardco Form Ten Post Top MP17, or similar (At Utility Turnaround) Wall Lights: FM Type Distribution; C 12' Wall Bracket Mount. Building Arcade Lights: Bega 2894 (100W A-19) or similar, • Bracket mount wall lights; a Two each for each arcade column; one facin D parking lot, one facing arcade. g Site Monument Flood Lights: Hadco 1020H (150W Par 38) or similar. a Ground mount. • Tenant Signage Cove Lights: Lithonia C240120ES or similar for exterior (Downlighting for Signage) for use. Cold weather ballast for exterior use. • • o. `i .1 1 t • • fr • • f . r EXHIBIT v 6, �•,' 4' Ir • j lr !,, d e • • • • '4 t �t . d ,P• • • Y •i '.. •i. ,. tY y .:i. +•` 1•'�'7ti,'""r '.y, l <,l9r•'r ''Ji�'i h "i,Arrr•!w�{yf�+�.l.�i .roS•••<u r}4 +Rf �', •r;,,r".n _ c"yva.'h. ,1... -,1�'" IC y i1,:.i L •r ,` :.i. , \ 'A 1 r. .,.'' tit::1 YTT".,, .f- t ./t �!•.-i. <. rj� n ,.!'r `ta'•t :;($ �'4. r. '1 12.• J •Y. ly ,•� r a t �, Yr. 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Irv. .• • ! - ,'C ,. ...., •.'0 r 1 .;a1.+'.j • 'J y r , i. 1, • • r.q ra r , • 1 tt ° ' ..� �50 W High Pressure Sodium Type FM i ba •d _ + ' ,i; _= do Footcandle Values for the Following Curves , ata A B C != F G H H/1 t JKL 10 1 12 14 9.2 5,8 16 2.3 1.4 .92 .72 .58 .36 .23 .14 1 A BCDEFG H '1 JKL 13 1 6.9 8.5 5,5 3"4 2,1 1,4 ,85 ,55 .42 .34 ,21 ,14 .09 avaliei INN 0 IP IIIIERI.15.111Wilifillil 15 1 5.2 6.4 4"1 2,6 1.6 1,0 ,64 ,41 ,32 ,26 ,16 ,10 •E amuILI `�� i _6 44 28 L8 1.1 71 44 28 22 19■ ......„..iii ■ 3 Footcandles Per 1000 Lamp Lumens 111111� • 4 30 1 .1 ,064 040 .025 ,016 ,010 .0004 ,0052,0040 0025 C016 0010 "1 allal 1111 c 0 5 3 1 0 1 2 3 4 5 5 = 0.+ri sir:: s':: 6 _ oz . . I n0:'Se's 2? . , .. ., • 0 1 2 3 4 5 Street Width/Mounting Haight • 'r� � 4. 1C, l, pw. sr • 1 • 4 00 Gardco Lighting 2661 Alvarado St San Leandro Bahl 94577 Phone 415.357•5900 t rloovrighl t977 9UCei!Ug1%1,13 me High Pressure Sodium Photorrietric... ,, . .„ . 'Type FM _,1/2- Footcandle Values for the Following Curves ,.... ..:...i./:, .: 11/1111/1113111111: 4.0 111113 C .64 .40�® . .. , . ® io®® ®� ....„ . A B CDEFGH I JKL .48 ,30C® ;: !�«' "'Jill-ill_ 420 ir g H � r� goal 5.0i �cmc� .11 .07 ,04 y ���� Footcandles Per 1000 LampLumens .. . . 111---11*----11111.-- 3 � ■� 30 1 . .+ .064 .040 025 016 010 0064 .005: . ., ■ C016 0010 , . .,,. .. • ,,, 4 mi c C 5mos _� _ _ p 1 2 3 4 5 ti 5 c.t 4111111111 111 a ,4��o� u rI"pi _. • ;y 0 1 2 3 4 5 Street Width/Mounting Height • 1 P. I, 'f sr2t4r'. Y Y e. r', : t ' a • 1 OfGordo° Lighting 2661 Alvarado St San Leardro Calif 94517 Phone 415.35706900 t Coco v.i+o`• GA/Tics y.y�.1 ": Fflotornetric 400 W High Pressure Sodium Type FM , . . .... D .. .... .. YP r,. " . _ .. . . ata .-. • • . ,„,..,„ _o Footcandle Values for the Following Curves :xu: AIEIC IDIE F GIHIH/III IJIKIL '� ' 119 1 21 14 18,91 5.6 3.5 2.2 1.4 86. .691 ,561 .35 22 14 20 1 17 11 17.2 4,5 2.8 1.8 1.1 A BCDEFGH I JKL 72; 561 .45; ,28I 1U J1 1 sitilt,k..e.‘ 0 25 1 11 17.2I 4.6 2.9 1,8 1.2 .72 .46� .36: .29, .18 .12 .07 • . . ..„ Eis,....,..-4.4.0rordrAvAdain irrAuJnin 1 30 1 7,5 S.OI 3.2 2,0 1.3 80 .50 .32i ,26 ,20, .13� .Ob .D5 _......._ 35 1 5.51 3.71 2.31 1,5 .91 .58 .37 .23t ,18' .15 .09' .06 .04 2,titizzrilriw- ■ 3 Footcandles Per 1000 Lamp Lumens ' ' ffixo..... �■� 30 1 t 064. .040 .0s o1e 010. f 4onee ooszi,tlo4a,ao2s ante,otltn 1 4 E, 0s Li- 1 0 1 2 3 4 5 65 0.3 -15 0z ' `+' ;.1 01 �. t ' r- NC�5E SIDE a 0 1 2 3 4 5 " Street Width/Mounting Height G a^ 0 . v .. s. ii ,r W f I A 41 Py I 0 ..,, ,, r .4::.. l .4 JS Yh, (31 ' • Y Garda() Lighting 2661 Alvarado St.. San Leandro,Cahl 94577 Phone 415.357.6900 rcd0:00.0 t97- 30':oo 5.,"1010 Int k : A '1'+ J 1) +, , vj .., - • tiff � .`� , � 1,' � r EGA Tech wall luminaires Housing One piece die cast aluminum supplied with universal mounting bracket for direct attachment to 3V"or 4"octagonal outlet box. Enclosure Molded opal glass or polycarbonate diffuser%,"truck with stippled interior surface retained by one piece die cast aluminum half lid and frame secured by 4 socket head stainiess steel screws threaded `'• /-- d into stainless steel inserts Interior of lamp 6 enclosure painted gloss white Fully ga5iteled 4 for weatner light operation using silicone rubber O•ring gasket �+ a A t. 1,► CElectrical Socket is porcelain with nicker plated screw shell supplied with 200°C htgn ",.. temperature leads Incandescent rated fcr 600V H PS pulse rated 4KV Compact :°ass Lamb Lumen A B C f:uorescent ballasts are tow ambient for 1., .,6 5•,_ re�labia starting to 0°F H PS oa;'asts are r;b= 2874 Wa • 100W A•19 1490 2985P Wati ' '3Vr PL 900 , for -20rp starling factor L. ^ r 2989P Wail2981S Wa'i SOW E•1'HPS 3600 •• ., ,•'t 5'r: F�n,sh .r,ItjnriarC coot b ack or wn to bares .: . on hard acrylic enamel wain tight texture A • 2083MWail 13W PL 1800 t 34. e',6 variety of Cdiors can be supplied on soes a 50W 17 MV 1250 131, .. 6'„ order A g C U L listed sortable for wet tocalibns ':1 t'carbonate Lamm Lumen 2894 Wa, ' CO1W'A•19 1490 •''z.6 , ,6 g•,. Protection(;lass IP55 �2995P War. 13W PL 900 a,F - 4, S•, `� 29915 Wa.. 50W E 17 HPS 3600 a+ yla ' s 5'.. , + - 2999P Wa_' .2 '3W PL 1800 s, 3 6•:, y • 2993M Wa.• ' 50W E•17 MV 1250 134; ?'° 6•, • New product not snown in general catat,� t , .. • yl:t •11{J.3.0 Y:� ]r•:r "1 1 Yt I'n�fft r 'u41 ..'rr-j, 1•hit,....!'y4 1_r,•1+,:•.„t A t,r' }1' ya.l$. •.. ,r. • ro,.,, ,'`;' '1 0. + iu•,..., r...,r 1,, r t,r :1 a r b + } f Y • 17 t , ! lit . h M: Y•IJ . •f�,,'r. �•t 11 t tit;♦ � s ' ,r • "'. itt r ,) �+ t+ • A r '''►�..i♦ • Ir A ;La�rt+ k I•Lr R J••{� Ltd : ` t t,1 tl ! .1� rrt r1.i r {" r+Y �. +u 1}�,t ,i , .. /• t 5 f qq t t + t. e v , rF'\:',FiFtL1 , urrJ A .. L a } r .,r•� ,1V +t;+ , ! 9 t]. -t- Wr . '�. rip• 1 j„g,w..,-..y tt, ,+01 :' . 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A , < ; 4 ,,: Sv"1,1 1 ,• 4 a I,;"t �" f` i5'^1�''.,l�4..,44`rr,.5 4a' • _ `1 , ' •/ �• '. ' ; .'•/� , .1 •♦ Ct� 1 "''r.•, { x I74%.: }g: 4r 14 .P.2'4'ni t.K•'iyt .:. - A ' Y`... �� ..r LSY•.d. ,, r` ata �^ r�4.•`, i 1 "..' 0. �1'v.t "�h�.'^.4r Y • i I i i The Hadco PF-1020 is a rugged cast aluminum flood type0 I accent fixture that blends well with surrounding landscape •; , `'t , ; 1 1 i , because of its minimal size and clean design. The PF-1020 is fully adjustable with its 1/2" N.P.T. cast aluminum swivel. The ). 1 i ; porcelain medium base socket is gaskered for warerrighr our- , ; door use. i EL E TRICAL COMP.DNEN7S shall be UL approved. The fixtures will bear the Undetwrirers' Laboratories label. Suitable for wet .i, . _ locations. t x d A LONG LIFE CF._.�'C�.2 ' rhermoser polyurethane powder cour ' " finish. Refer to inside front cover for specification derails,. r {� .\` ' B !t 'CI 1v 20' 23' 30' 25• .I31LIS PPCM 3tA"A*IS A • .t.e../‘.a2S0 3 • ;Q pc%3a FL r �'SDER1NG GUIDE PF-1020 �roog yumber e . .. ... . -,ale PF•1020 A a•aa � : • #,, Mere4 _w ) Dr—. b�ti Int.e- a' • �.:*n'sned Bronze .'se '80W Pdr 38 '1 9r P STANDARD CHANNELI AA� �f , ;,::; 4 LENGTH • 1 ORR22 LAMPS C.04S • RAPID START • ':ATURES A Also available in 2',3'and tandem-wired(6'and 6� • _ _✓ lengths �' s �u • Heavy-duty channel,die-formed from cold-rolled h —r steel, • Sturdy channel coversecured bycaptiveq�� dY uarter• �'- turn latch-permits easy access to wireway. L • High-gloss,baked white enamel finish. • Combination end plate/channel connector fur- .141 Wished with each fixture. • l(ilil • Accepts plug-in options for; ::;::::nded , Y' circuits. o • For unit or row installation, , /' mounting. v S E:(CATIONS !VW nu.K.0,tl) 7n2"01A,K.O.141 / v.--PIA, K.0.131 1%-DIA• CO. . C lay I4Vhu" —1 �!.. -r--ially-protected,resetting,Class P,HPF ballast standard. ".1;LLII�. -17,-,_:-_ 3''+" Scu-i retina A,CSM/ETL certified,UL listed,Advance,GE '•- -`— :r_reversal installed unless otherwise specified. �•4'i 4v::•. 34" 1 Vii5rr'i &Electrical 7h2-b1A K.0.141 a .' =Ota "FN or THHN wire used throughout,rated for required iv..-a..K.O.IA) 3-DsA,K.O. 1 . /` ' atures.Pressure-lock lampholders secured by snap-in I N•n1A,, L�,131 +Ili*DIA K 0111. Ci-r watts(standard)(energy-saving):C 140(55)(44);C 240 ° =�Ia �r�-� 1v.�:r x" ` tile_.. carts die-formed from code-gauge steel. r7/16"/K.O. %.�'1Lo, . ems.. ?is" ILO, -•.e tage iron-phosphate pretreatment ensures superior 2.1/16 , `.i o , 1.77/9 2V�.T. O �T�i :aim*adhesion and rust resistance.All steel parts finished L ow-7-11gr1-gloss,baked white enamel. -�- R. ° ;-L- 3/a" wy 3�; 1 h e; i _-:aid labeled of � ;„ r• -;._raranteed for one year against mechanical defects in manufacture. Otm.nitonl and ID4elll4Kllon$Iuo1.e1 Id enlnpa without none. VZ,',.,NTTNG DATA For unit or row installation,surface SCi— HRC 1B _ or suspended mounting c • ' -i: installation-Minimum of two c`� -.`"` ' ,a:+gars or one double-stem hanger .- t I ' j •`'' F.43 A InUstallation-One hanger per K • .=j-.-iei plus one per row required SWIVEL STEM HOOKER' CEILING SPACER i e,ccKer' Hangers-Minimum two HANGER HANGER I : cannel(unit and row) See ACCESSORIES on reverse side for other hanging devices , • Arccoz4m: Job Information E ,. OVA L4! 7" Ci.NIA' k• • ., :.. ., • :;, SHEET C 140/240 h, 4, • 1 :tip. r ' R �, • 1 • + .. fb L. t i , r r S"'�, I 2�, I STANDARD CHANNEL l' 4r LENGTH • 1 OR 2 LAMP a RAPID START ; p..i PHOTOMETRICS c Zao" �, COEFFICIENTS OF UTILIZATION ZONAL.CAVITY CANDLEPOWER ZONAL LUMEN SUMMARY re 1t mks _ d•. A1sOtt AlL1NC tl• ALy105S { i Bale Mt ) yp„ xh seIDNt 11Ntxs h Wee h 1RYTUaF Ae 1nPrr Soh 303/4 101.0704•1 103/4 301+4103/41303/4 JON leh&NS JPK 7063 0 ,006 1Q96 118p%g� a70 506 11 2 13 7 pY ; �--• S iml 1®, 1096 30.60 2111 33.0 36 6 v 1 92 17 O 79 9a 63 79 76 76 73 70 69 67 65 1S /049 tO9t 1137 60 90 1 61 74 4 " 1 CI 7S 65 6J 79 71 60 60 6S 60 S6 60 56 52 11 •r '•5 972 1070 1153 60.1e0 1117 16 S ' 3 S 6S 56 51 71 62 5S 5O S7 51 46 37 47 43 45 � 15665 i 17�° t07At S76S 901 10�0 0 P 11' 4 , 59 57 49 43 65 55 47 41 50 14 39 46 11 36 12 50 42 35 59 11 10 34 44 37 32 40 35 30 1 55 6.S 3345 asi 43 t S7 43 36 30 54 43 33 25 39 33 21 36 30 26 15 164 570 7es 59 52 40 32 26 50 34 31 25 35 21 24 32 n 22 a 1 46 36 21 U 46 4 S7 22 31 25 10 19 56 19 90 n4 4u a ,u 31 74 19 42 1J1 23 11 21 22 17 16 20 16 1� 2 9a Sol '11 1 41 29 22 17 39 21 21 16 26 19 15 14 11 14 1 115 25 119966 350 T 'S antiard ballast,F40T12/CW lamps(3200 lumens) 135 +u m+ ,4S St 174 ` abacing ctiterion:l.6 x mounting height �� 43 s5 .rll report available.Request iTL 18235 ion o 0 Fo-ohotometrics on other configurations,see Iezhnical Data section or Uthonia representative r 1 , 1 .'4 i'' ORDERING INFORMATION Example:8TC 240 277 ES TILW l i ' r tandem-wired(8')unit, ,� algid prefix tl T.For in-line C i11 ' rtnng on tandem 2-lamp 1y4 rr4^-rdeis,add prefixBT and s. x TILW VOLTAGE 120 or 277 • Others available--consult factory S.enitS 1 •ter 2 lamps(not Included) • OPTIONS • ES Energysav,ng ballast PI Plugdn(singlecircuit) r ,gth &Typo - PIR/B Plug-In(two•ctireuq) 7,a w 4`TS(20W) PL Plug-In Plus(three-circuit) 4." 36'RS(30W) " v aO=t9`RS 4 EL Sell-contained emergency lightingO GUI Internal fast•btow fusing(GMF lot slow•blow) • TILW Tandem in-line wlnng CS1 6'120V oordset,U•ground plug(CS7 Ior 2T7V) SW Streten•Wrao(palletized in canons) r } CPK Coffin pack(palletized without canons) . • For Cetalls and complete list of cOtiona, 'rr see OPTIONS AND ACCESSORIES section R • f:XTURE SCHEDULE ACCESSORIES • 'APE CATALOG NUMBER Order Separately 106A_ Tong hanger Ispectfy stem size) HRC Hooker Hanger hush to ceiling HRC1— Hooker Hanger.11 'from ceiling SO_ Swivel stem hanger Ispecify length( E.MARKS 224 Douole stem hanger(4'models only) ,1 IS Ceiling sdacer,11/2'from ceiling •"'r 1 NC Chain hanger set r36'tenon)" WG9 Woe guard(46'tong) ` For details and complete list of accessories. • see OPTIONS AND ACCESSORIES section s o ' ... C afe4 t.rtrwnla Lrontng t7e•4—Supercawe,UI previous*twilit frA L if 7,40cii 0 roA,,g/A• ......s . . DIVISION OF 49 LITHQNIA LIfiTING ,) (04 SHEET C 140/240 BOx A r(ONrER3 GEORGIA 30202.101 922 9073 ' ' ' .. ',, 0 0 , 0' :.. , , • ' • • • ' • " '' ' - .. . , . , . . , . , ...,,.:..., M-. t, I " • •6" & 3" HIGH "f ALATINO" TEXT SIMILAR TO ADJACENT ONE JEFFERSON n PARKWAY & PROPOSED MOL ' JTAIN PARK SUMMIT APARTMENTS, 06 X 4 X 12 JUMBO BRICK SIMILAR TO ADJACENT MOUNTAIN PARK CENTER FACADE BRICK. •8 X & X 16 SPLIT FACE CONCRETE MASONRY (SMOOTH FACE BEHIND �i�,, SIGNAGE). , 1 k ''.'; A:,.''' .`Y E.... NTAIN PA I .. ,. _ ITT . LI! . .... .... ... ... ... ..„ TENANT BUSINESS NAM) TEI�A NT II� SIIVESS NAM • H l['If 11 IENANT BUSINESS NAME I. rN` N BUSINESS NAME 11 I[ J[ • li '11'''''II ]• I Ir II ...IL"'•.. . ' Ic: ::li IL I II If J[ TENANT BUSINESS NAM TII.IIANT I3USINEStr NAME 1[ .. ;f 11 :.l t I .. I[ 1[ if .. ..Al._ II: If ll lI , II .;ll l[ l[ al If� [ �; 11 ...:�: it 11.. 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II , II . . . 11. . ,i it ir ........ .. .,,................„ .., ir ii. it 1 It L li If i 11. • , , .. ,. .„, ., ,- JI:........L..... ..,...L. ..,..,. ..„.„....x.„..,,: ,,...,:.....,...,..„,... . . .-:.;-',.,:::::::.:::::::;s::s ...:::,...........,::::::.........:::::,..,:,...:.:::,...::. :..4.:•!......,,..".../....." ......../.:::%::,...::.,:i..... ....,......,....:::,..,:::::::: ...,_..,::,,,,.:;...::,,...:::..., :::'::::;.::::'•:'.' :'''.:::'•5:::•:(111:::.:•••:::':''r.::::f2: : ::::::::: 1 :::::::;;::::::::::;:::;.:::::11::::::::::::. &::::::::•::::::.:::::::.:.}:::':•:.k. _•,: ;•:`::;yg:.;,:i!;:::::::;.:' ....k1;.:',...:y:.:..g,•:.....:•:: :•:".....: ...:•:::.,,,,:p...,....::„. .....,•::::.***:•, ....m..,.............. 4 . . • : *:*:•::*::.::::.::•:.:f::::::::f_::::!..::::'...!:' ..*:'.% :•:',.':',7• M...••:,•..!,..:1•44,.•• .••• .i __ _ ,.._ L— . • •.,', . . * n.TRAFFIC DIRECTION MONUM. E.N15 AT ENTRIES — PARTIAL ELEVATION AT SIGNAGE . . r 1 - . , . . . • . , , . SCALE: 1/2" = 1' — 0" NOTE NOMINAL WALL HEIGHT 30" AT SIGNAGE MAXIMUM, . . - . , . • 10 .. ELSEWHERE 4' - 0" MAXIMUM. . . . . . . . , ,..., .. . tik: ,• . , 0 41111) , 0, . , . . . , . . • • • ' ...4. . a , a • . ' ' • I •1. • . . . a A k , • a r ♦�. it r4 �� 4r . •.... •4`w . .. ... . , . ... .. , .. • , .4,,,U RECEIVED APP 0 419 ,-. , 6 , , cot, . _ ...„,...4.0",„_,..,v...... r,; muLTriCImRN•'I CDL fTV ®R G®f .:,._ :. ., .. : . .,.. .,. :1. DEPARTMENT OF ENVIRONMENTAL SERVICES BOARD OF COUNTY COMMISSIONERS TRANSPORTATION DIVISION GLADYS McCOY • CHAIR OF THE BOARD 1620 S.E. 190TH AVENUE PAULINE ANDERSON • DISTRICT 1 COMMISSIONER PORTLAND, OREGON 97233 GRETCHEN KAFOURY• DISTRICT 2 COMI..iSSIONER (503)248•5050 RICK BAUMAN • DISTRICT 3 COMMISSIONER } SHARRON KELLEY • DISTRICT 4 COMMISSIONER April 2, 1990 David Bartz OTAK, Inc. 17355 SW Boones Ferry Rd. Lake Oswego, OR 97035 •� RE: SW Kerr Road (SW 49th Ave. ) Request for Right-in, Right-out Only Driveway Dear Mr. Bantz: -... By letter, on January 30, 1990, we denied your request for variance to the Multnomah County Street Standards to allow construction of d right-in, v right-out access onto SW Kerr Road for a proposed 150-unit, multi-family ' residential and 40,000 square foot retail project. Recently we received a copy of a January 9, 1990, letter to your firm from the city of Lake Oswego wherein they stated the right-in, right-out access to Kerr Road was supported by the city staff, approved by the city Planning Commission and the Development Review Board. We have re-examined your variance request and have reconsidered our position. We are withdrawing our denial of variance of January 30, 1990. Your request of variance for right-in, right-out access to Kerr Road for the ' . proposed development is approved subject to review and approval of specific, detailed plans for the project. Very truly yours , [At . r 1l ,.C'�) 4'" 1 Y p EAR' F. NI `o '5, P. E. County Engineer ► rector i, .FN. mk cc Dick Howard 4. Bob Johnson John DuBay r EXHIBIT 7339V Z7 Di: 1. ,�.. AN Et]UAL OPPORTUNITY F.MPLOYgt{ •. r • • i'• 1 �r'1 +• ♦ 1 •l ,�-..• 1 Jtrl • �1` f • • • F 1 M 1! 1'`• BEFORE THE PLANNING COMMISSION OF THE CITY OF LAKE OSWEGO !,„ .,.1 Al a% . 4 "'' ? A REQUEST FOR APPROVAL OF) ODPS 1-89-662 ?` d A TWO PHASE OVERALL (B.C.E. Development) DEVELOPMENT PLAN AND ) FINDINGS, CONCLUSIONS & ORDER S SCHEDULE (ODPS) FOR THE ) MOUNTAIN PARK AREA BY ) OTAK, INC. , ACTING AS ) 7 AGENT FOR B.C.E. ) • `; •: B DEVELOPMENT ) • n •• 10 NATURE OF APPLICATION ' ' 21 A request by OTAK, Inc: (Don Hanson) , acting as agent for B.C.E. went for approval Development of a tmo phase Overall Development Plan :3 and Schedule (ODPS) 'to;allow the construction of 150 units of multi-family apa14. ,it:ments on 8 . 83 acres and 40,000 sq. ft. of " r . S retail commercial space on about 2 acres. The site is located in ' j6- the "Town Center" asite: in Mountain Park at ,the southeast corner 17 of McNary Parkway and Kerr Parkway intersection (Tax Lots 206, • 238 247 and a' portionof1246: of :MultnomahCount Tax Ma 4225)B U. ! :o. • � HEARINGS _ _ .4 it , .3 L1 The Planning_ Commission«held a public hearing and considered this , " applicatiomlat°its.meeting •of,March 13 , 1989 CRITERIA AND STANDARDS 2S -Overa1.l:jDevelopment'Plan and Schedule (ODPS) • 1. Submission'Requirements for ODPS Application. [LOC y r 49.420(2) ] - 5 e rr. • .. Any ODPS application shall include the following ; , a. Vicinity map ''. . — b. Maps an narrative indicating present use of land , w - - including all natural and man-made feat.1;es , _ survey is not required . , ' 4 . I - 4 ! �.e 1-89-66 EXHIBIT K C 1 i 3 Og 2,a o .t i ° ( ° 1 c. Maps and narrative indicating types and locations ' of land uses to be ' 2 provided including park and open i space sites or other reserved land. ° ` 3 4 d. General layout of streets, utilities and drainage management measures including areas reserved for 5 water improvements. 6 e. General layout or siting of public transit, bicycle 7 and pedestrian circulation. y 8 • f. Maps and/or narrative showing off-site improvements 9 • 'necessary to serve the proposed development. 10 11 g. An overall schedule of phasing and the development to occur in each phase. 12 ., h. . The City Manager may require additional information 13 related to the particular circumstances of an ODPS . 14 All maps except vicinity •and detail maps shall be at the same scale. 15 • 16 •22. Criteria for''Approva1 of ODPS re uest. 49.615) 4 (LOC 49.430 a 17 .7."11 • . .4 18 ' =--The Panning•'Commission'shall:..approve the proposed ODPS only if it finds that the plan and schedule will 19 satisfy, the requirements of LOC 49. 615 , and, 20 21 a. The ODPS provides and overall general site plan o,• - 22 which: is properly related,: to and preserves natural features and resources consistent with the 23 provisions of LOC Chapter 48 and this Chapter (49) . 24 t„ , b..- ,The,ODPS ;provides, for, land uses and intensa.ties 25 — -thate az a lcansistent-with; the`pr ovision of the 26 Comprehensive Plan, LOC Chapter 48 , Chapter (49 ) , . and with the planned capacities of public 2,� • • facilities: 28 c. The ODPS provides clear guidance for the specific 29 design and coordination of future phases . 30 b LOC 49 , 615 31 32 33 4110.. . 34 rAC1 2 DES l-8-662 • • �- rit 1 _ 2 d. The burden of proof in all cases is upon the 3 applicant seeking approval. • • 4 e. The City' s Comprehensive Plan. 5• f. The applicable statutory and Code requirements and °, 6 regulations, 7 g. The applicable Development Standards, 8 h. Any applicable future ure streets plan or ODPS. 10 CONCLUSION 11 The., Planning Commission,makesthe following conclusions relative • to the QDPS reques c 13 - •;,. :The..planning Commission concludes that the request for ODPS • 14 15 approval can be made to comply with all applicable criteria . :rl:• ,;'r�,-Eby ,the application of certain 16 - -• in conditions hereinafter described under "Order" This conclusion ,is subject to the 17 final action of a 18 ppraval' by the City Council of Lake Oswego on the Plan Text Amendments recommended by the Planning 19 20 o.,ta•.. ,Commis sign for .approval._ 21 FINDINGS AND REASONS r r a 22 r„They Planning ,Commission inco • 23 - • w- : rPoratesthe March 3 , 1989 staff • %r,eport,,;regarding ODPS 1-89\PA 1 89 ZC l-8 p 24 ras Jsuppor ,for .its .Idec 1 ,. n ; 7 �..�:, 9.� UD 1-67(Mod. 1--8g ) 2S`t: r. • isio f supplemented by ,the following: 26 gr�lril1�. The Planning Commission lagreed that • there could be same • benefit to -1 ,.:,. . •- •,. . 27 at least have right-turn-in driveway to the site from Kerr Parkway since it could reduce the 28 29 • number of cars which would have to travel through the • Kerr and McNary Parkway intersection to access the 30 • site. The Commision,,agreed that the Development 31 Review Board upon review on any variance to the Access 32 Standard could establish restrictions on that access , N 33 if necessary. However, the Commission agreed that thq: 34 maximum access should be right-in , right-oat cn W l . AGE 3 ' DPS 1-89-662 f `u. 1 4111* '' . , ,, v 2. The Commission, upon review of Exhibit 12 (submitted by . • 4� p 3 the applicant suggesting alternate wording for.,14,7 .4 conditions) , found that staff recommended condition "g" could be modified as recommended by the applicant. The a result would be half-street improvements constructed as necessary to serve the site and any confusion as to '' 3 timing would be eliminated. P 3 . The Commission agreed that it was necessary to provide 10 an easement to the City for the existing reservoir on . " 11 the site, but that it was not necessary to require an 22 easement for any future'e <pansion. The reservoir' was 13 not necessary to serve the applicant ' s property and • . 11 there was no criteria requiring the request for an 13 easement. The Commission believed that other options 16 existed for the City'"to obtain an expanded easement 17 it were needed:- _P ORDER 2., - _ ::. • 0 IT IS ORDERED BY THE PLANNING COMMISSION .of the City of Lake _1 Oswego that: 11 1. „ODPS 1-89 is APPROVED subject to compliance with 'the -_ _ 'conditions �of ,: •-c ,�7 "' FFyapproval set forth in Subsection 2 of this .. -. • r.�J, , 4tr. 1 ,, • • ._ 1 " •/• 14 Order.' This -conclusion ~is` sdb act to - _ g,. .,.*ol e: • r ; �` +•:-, }� 14-0 ,, , 7 "final action of .� approval ,bbyMthe City 'Council'`"of"Lake Oswego on the 'Plan ' . -"� . m,1" 1 , _ yText and .Ma ,- p Amendments recommended by the Planning • w- Commission for approal. ' • .-.. 2 . The conditions for ODPS 1789 are as follows : =- a . An access shall be allowed with a maximum of right-in - - and right-out g'rom, the subject property to Kerr - Parkway if the applicant provides evidence to the :: City that an access drive is safe, meets the Accuss -- Standard and LOC 48 , 530 , and meets the criteria for '4 • - ' variance, • 1-89-662 • • 10 1 n. cc - . _ . . . , - t .. .. . . - . - -. . , , , .. , .‘. • ., . ,,A 2 b. All access_driveways shall comply with the vision 3 clearance requirements of LOC 48 . 530 .. 4 C. Traffic signals on Kerr at McNrAry and Jefferson shall s 5 be installed with the first phase of construction. 6 °- Property owners (Town Center site and Gables • 7 apartments) shall share in the costs of the 8 signalization based on their affect on the 9 intersection. • 10 d. Final tree preservation plans shall be submitted with 11 any application for development' review. 12 e. Final drainage calculations shall be submitted with 13 any application for development review. 14 f. Walkways providing off-site connections to transit 15 and to crossing the Mt. Park pathway system shall be 16 •. r, illustrated on the final ODPS Map. 17 g. Half-street improvements shall be provided on Kerr •a : 18 .1.I Parkway µinblassociation...with this dpvelo ment i9 h. An easement shall be provided to the City for. the 20 existing water reservoir on the site. 21 • 22 i23 11::, +��1 =.� ..•.�^I L •ir;.; Y ^�. -..7. _ _1 4 jam• .......: :6 :7 :8 , 2 4 a • 4' r r '4 • —;1,G E 5 • . ::.PS 1-89-662 4 • r— ri . . (—. . . , . . a. 2 I CERTIFY THAT THIS ORDER was presented to and APPROVED by 3 the Planning Commission of the City of Lake Oswego. . . . . .. 4 S DATED this 10th day of April , 1989 . -------) 6 • , • , 7 . . 8 , .,. • . . • , . Adrianne Brockman, Chair . .. ' Planning Commission • 10 .. • • ' . . ? • 11 , . * I, I • ., , -, 12 , 171/4.• i (.41.4.(/ ,/-1.,, ! ../.•'../1. --` . .. . , * ' ._.., / ' ' - . 13 Secretary f . . . •' . 14 . 15 ATTEST: . • •• • • • - • • • , 16 Substantive Decision Approving this Application at the Meeting of March 13 , 1989 . 17 78 . AYES: % Finnigan, DeLac :01dhamRohrer, and Ht tish. • . . . 19 ,.. • % , . . .. . * NOES : Nond. . . .. . . • ., .. , 20 ., .. . . , . . ,.' . • ABSTAIN: N6ne."' . . 21 . • . ABSENT: Brockman and Carroll. 22 .1-- .4..5 Vote at the Meeting of April 10 , 1989 Approving these Findings as 24 Accurately Reflecting the Decision of the Planning Conlission. • 25 .:. , AYES: Finnigan, Oldham. Rohrer and Harnish. • . • • .. 26 . . . . .,. NOES : None. • : , 27 . ABSTAIN: Brockman . • . . . 28 , ABSENT: Carroll and DeLacy. . . . • . . . ...... • .6.Y NI . . 3°31 , . . , . • . . , 33 , • 24 ., . PA:E ) • :-.:PS 1-89-662. , . . . . . . . . , . , , - . . . . \; BEFORE THE PLANNING COMMISSION • OF THE CITY OF LAKE OSWEGO , '' - A REQUEST FOR APPROVAL OF) PA 1-89-663 4 AN AMENDMENT TO THE TEXT ) (B.C.E. Development) OF THE COMPREHENSIVE PLAN) FINDINGS, CONCLUSIONS & ORDER \, : TO CHANGE THE SPECIFIC ) e POLICY LANGUAGE OF THE ) TOWN CENTER SITE BY ) -, OTAK, INC. , ACTING AS ) ; AGENT FOR B.C.E. ) r',, ` DEVELOPMENT ) _fl • NATURE OF APPLICATION =1 A request by OTAK, Inc. (Don Hanson) , acting as agent for B.C.E. -` Development for approval of an amendment to the text of the `3n. Comprehensive Plan to change the specific policy language of the Town Center site (Commercial Land Use Policy Element, page 118) 40b. to increase allowed residential units from 450 to 492 and to 1,6 decrease an allowed total of 200, 000 sq. ft. of retail and office ' 7 commercial space to a total of 40,000 sq. ft. of retail ' 2.8 , commercial space. Language to allow up to 3 .55 acres "for church a parking is proposed to be added. The site is located in the "D "Town Center" site •in Mountain Park at the southeast corner of �� McNary Parkway and Kerr Parkway intersection (Tax Lots 206, 238 , 2 _ 247 and a portion of 246 of Multnomah County Tax Map ##4225) . • ' 2.3 w `4 ' HEARINGS "' The Planning Commission held a public hearing and considered this 't application at its meeting of March 13, 1989 . 27 • _$ CRITERIA AND STANDARDS 29 Comprehensive Plan Te,ct Amendmenis (LOC 56 . 155) : "' a . Conclude that the amendment conforms to, or better 3 implements the Plan Policies for the Mountain Park area 33 and the particular uses involved. • :4 • •.A GE 1 d =, .. .EXHIBIT y. 1--89-663 . , 2.`1 , p . d)22 -4) . 1 1 r e.. 2 b. Conclude that. the amendment is consistent with 3 applicable .statewide planning goals or regional plan ' policies. 4 5 C. Determine that public facilities have capacity and are r .:: available to serve the proposed change, or are 6 programmed to be available. Particular attention shall be given to the impacts on existing and projected traffic plows and access based on street capacity and 8 site distance. 9 d. Evaluate the physical constraints within the site to 10 determine if uses consistent with the Plan designation``, 11 can physically be accommodated on the site. 12 CONCLUSION 13 The Planning Commission makes the following conclusions relative 14 to the Plan Text Amendments requested: 15 The Planning Commission concludes that the request for Plan 16 Text Amendments complies with all of the applicable criteria 17 and recommends approval to the City Council of Lake Oswego . 18 I9 FINDINGS AND REASONS r 20 • The Planning Commission incorporates the March 3 , 1989 staff 21 report regarding File No. ODPS 1-89\PA 1-89\ZC 1-89\PUD 1-67 (Mod . • 22 1-89) as support for its decision, . supplemented by the following : • 23 1. The Planning Commission agreed that there could be some 24 benefit to at least have a right-turn-in driveway to 25 � the site from Kerr Parkway since it could reduce the 26 number of cars which would have to travel through the 27 Kerr and McNary Parkway intersection to access the 28 site. The Commission agreed that the Development 29 • Review Board upon teview on any variance to the Access • 30 Standard could establish restrictions on that access, 31 if necessary, • 32 33 ; ' 34 r . PAGE FA. 1-89-663 • 4 , 1f r 1. i7• Nl- 2 3 ORDER IT IS ORDERED BY THE PLANNING COMMISSION of the City of Lake 5 Oswego that: 6 1. The Planning Commission recommends that PA 1-89 be 7 approved by the City Council and that the Comprehensive 8 Plan be amended in the manner set forth in Subsection 2 of this order. 10 11 2. Amend the Specific Commercial District Polic ' 12 y for the Mountain Park Commercial areas, Town Center site to read 13 as follows: • 14 "VII-A. Town Center Site 15 15 1. The 32-acre Town Center site is designed for a mix of . . . se high-density (D) , residential, and retail commercial 17 uses. The following maximum intensities will apply: 18 a. Up to 492 residential dwelling units. 19 20 b. Up to a total of 40, 000 sq. ft. of retail commercial space. 21 `' 2. Pedestrian access to the site should be provided for' ' 22 'to encourage walking for adjacent residential areas.23 24 3 . Development will paya pro-rated share of the costs of improving Kerr Parkway and providing traffic 25 signalization which may be required because of Town 26 Center generated traffic. 27 4. A maximum of 3 .55 acres will be allowed for church 28 parking. r 29 30 b 4. 31 32 33 34 PAGE 3 • PA 1-89-563 ' r I. • I CERTIFY THAT THIS ORDER was presented to and APPROVED by - the Planning Commission of the City of Lake Oswego. 3' `.. , c DATED this 10th day of April , 1989 . F, c c , = Adrianne Brockman, Chair Planning Commission . '.tea `' .//• l�f1 ;t )t:l ,1:-) ,'J s, 3 Secretary ATTEST: 'S Substantive Decision Approving this Application at the Meeting of March 13 , 1989. .. S AYES: Finnian, DeLacy, Oldham, Rohrer, and Harnish., NOES: None. 2D ABSTAIN: None. �� ABSENT: Brockman and Carroll. Al a Ira Vote at the Meeting of April 10, 1989 Approving these Findings as 2 Accurately Reflecting the Decision of the Planning Commission. `" AYES: Finnigan, Oldham, Rohrer and Harnish. Amt.. �,._ NOES: None. ABSTAIN: Brockman. • ABSENT: Carroll and DeLacy. " , y ...V , 1 3 r 0 . *. • .c.s.•. 4 F.� L-89-663 . . ( 1 • BEFORE THE PLANNING COMMISSION OF THE • CITY OF LAKE OSWEGO 1 2 3 A REQUEST FOR APPROVAL OF) 4 A CHANGE TO THE TEXT OF ) ZC 1-89-664(B.C.E. Development) THE ZONING CODE FOR THE ) 5 TOWN CENTER SITE BY FINDINGS, CONCLUSIONS & ORDER 6 OTAK, INC. , ACTING AS ) AGENT FOR B.C.E. ) ) 7 DEVELOPMENT 8 ) 9 NATURE OF APPLICATION 10 A request by OTAK, Inc. 11 Development (Don Hanson) , acting as agent for B.C.E. o ment for approval of a change to the tex t xt of the Zoning Code to reflect the changes proposed to the text 13 Comprehensive Plan. The Plan language for of the the T 14 is incorporated within LOC 48 . 315 (6) of thown Center site 15 sites located in the "Towne Zoning Code. The , 1 Center" site in Mountain Park at the 16 southeast corner of McNary Parkway and Kerr Pa 17 (Tax Lots 206, 238, 247 and a portion of 2 rkway intersection • , 18 Tax Map #4225) . 4� of Multnomah County 19 20 HEARINGS 21 The Planning Commission held a public hear ' 22 application at its meeting of March ang and considered this 2313, 1989. 24 CRITERIA AND STANDARDS • 25 Zonin Code Text Amendments (LOC 48. 750 and LOC 48 . 815) ; 26 27 a. Amendments to the text may be ihitiated interested person. by any a 28 29 b. The application for an amendment to the text • contain at least the following information; shall 3 0 1. A statementb 31 deletions fromf the°Codeeosed additions and/or • 32 text. 33 2° A changeofi henarea , or areas, affected bythe 1 34 ' . . 0 PAGEy. ,� ,: 1-89-664 EXHIBIT 1 .3 0 • • k . 1 2 3 . A statement of the reasons for the request. 3 4 . Explanation of how the proposed change complies 4 with the Comprehensive Plan and any applicable t statewide planning goals. 5 6 5. A statement of the effect of the proposed change . 7 c. The burden or proof in all cases is upon the applicant 8 seeking approval. • 9 d. For any application to be approved, it shall first be 10 established that the proposal conforms to: 11 1. The City' s Comprehensive Plan, and, 12 2. The applicable statutory and Code requirements and 13 regulations including, . . . for a zone text 14 amendment that the amendment is consistent with the • Comprehensive Plan and any applicable statewide 15 ' planning goals. 16 • 17 CONCLUSION 18 The .Planning Commission makes the following conclusions relati ' 19 to the Zoning Code Text changes requested: 20 The Planning Commission concludes that the request for 21 changes to the' Zoning Code Text complies with all of the 22 applicable criteria and recommends approval to the City s'�' ` 23 ' Council of Lake Oswego. 24 25 FINDINGS AND REASONS 26 The Planning Commission incorporates the March 3 , 1989 staff 27 report regarding File No. ODPS 1-89\PA 1-89\ZC 1-89\PUD 1-67 (Mod. 28 1-89) as support for its decision, supplemented by the 'for _a•. gig: 29 1. The Planning Commission agreed that there could be some 30 benefit to at leatt hr ye a right-turn-in driveway to '. 31 the site from Kerr Parkway since it could reduce the y. 32 number of cars which would have to travel through the • ' 33 Kerr and McNary Parkway intersection to access the 34 site, The Commission agreed that the Development PAGE 2 ZC 1-89--664 v„ 5 1l,, '' r • ` I t• ‘ 0 1 2 ,1 Review Board upon review on ' 3any variance to the Access •'t'h ,, 4 Standard could establish restrictions on that access 5 if necessary. ss, 6 ORDER 7 IT IS ORDERED BY THE PLANNING COMMISSION of t 8 h e City of Lake Oswego that: 9 1 . The Planning Commission recommends ecommends that 2C approved by the City Council and that 1-89 be 11 the Zoning Code be `I�f p 12 amended in the manner set forth in Subsection 2 of t ' order. his 13 14 2. Amend LOC 48. 315 (6) to read 15 as follows: , "6• Mountain Park Town Center Site 16 sq. ft. of retail, and service use bui dim of 40,are 17 allowed on the 32-acre site for the uses. areaing e are building height limitation is 45 f t. andThe 18 coverage is 50%. `i. " lot } ' k', 0 19 (FAR) requirements. The are no floor area ratio " The uses allowed are those ,•U . allowed in the NC zonee ', 0 'adjustments and collectionsagencie ; advertising following: • 1 agencies (including commercial artists); credittg agencies; duplicating, addressing, • . w2 photocopying, 1 blueprinting, mailing and stenographic services; 3 employment agencies; office equipment , • - repair, equipment service and lecesl and 24 repairplaces (appliance, small engine) ; services to building + ` (cleaning, =5 ( g, exterminating) ; financial and banking more than 3,500 sq. (no �5 corporate headquaters; )offricesnof offices,al lltypes ' Y .�7 service and membership organizations. max of 492 units of multiple dwellings are maximum . 5 density equal to that allowed in the PR-0izone at a a LP maximum of 3 . 55 acres on the site will beallowedd for church parking facilities. allowedRI D the R-0 zone apply •to the residential Th use. " of 3 • 34 pA�E3 f ;2,-; 1-89-664 ' ' • i• ram:: r , 0 ' ,', 1 - I CERTIFY THAT THIS ORDER was presented to and APPROVED by 3 the Planning Commission of the City of Lake Oswego. 4 B DATED this __ 10th day of April , 1989 . " • 6 7 • j 3 . r. gAdrianne Brockman," Chair Planning Commission 10 11 f. 12 `i�>'l�'1•i'/�y'I/I: �!'.�f yc,. •,,.? , 13 Secretary i 14 _S ATTEST: 16 Substantive Decision Approving this Application at the Meeting of ,= • 17 March 13# 1939. )/ • lg •:/ . AYES: Finnigan, DeLacy, Oldham, Rohrer, and Harnish• ' +9 • NOES: None. �/ • 20 ABSTAIN: None. 21 22 ABSENT: Brockman and Carroll. . • 3 Vote at the Meeting of April 10, 1989 Approvin.g these Findings 24 as Accurately Reflecting the Decision of the Planning Commission. • / / / AYES: Finnigan, Oldham, Rohrer and Harnish. ; , NOES: None. 27 ABSTAIN: Brockman. 8 �• A^uuT;rtT: Carroll and DeLacy. 29 / 30 ''• � / . 31 , . �, s2 • • 33 . ,// . PAGE 4 4f•1 zo 1-89-664 • . r o . fM + .tic•.. - 'cr ♦ r 1 BEFORE THE DEVELOPMENT REVIEW BOARD h OF THE "y '' CITY OF LAKE OSWEGO ' f� 3 2 • 3 A REQUEST FOR APPROVAL OF) DR 16-89\PD 17-,89\SD 38-89\ 4 A LOT LINE ADJUSTMENT, A ) VAR 31-89-718 VARIANCE AND 150 UNIT ) 5 APARTMENT PROJECT. ) FINDINGS, CONCLUSIONS & ORDER 5 7 9 NATURE OF APPLICATION 9 The applicant is requesting approval of a 150 unit multi-fa 10 apartment project, with a recreation center/office build ' m� ly 13• applicant is also requesting approvalOng• The 12 of a lot line adjustment to provide an access point onto Kerr Road, and a variance to the 1,. Access Standard. The property is located southeast and southwest v. 4 of McNary Parkway and west of Kerr Road, otherwise described as RY = 5 Tax Lots 206 (portion) , 246, 247 of Tax Map 2 J.E Multnomah County =e 4225. YM 77 15 HEARINGS 19 The Development Review Board held a public hearing and considered 20 this application at its meeting of October 16, 1989. • 4.i 2.2 CRITERIA AND STANDARDS 23 A. City of Lake Oswego Zonincl_Coode: 24 LOC w� LOC 120-48.155 Residential High Density 48. 145 Unified Site Plan Iti LOC 48. 470-48.475 Planned Development Overlay LOC 48.530 Vision Clearance :I7 • -0 B. City of Lake Oswego Sign Code: 29 LOC Chapter 47 Signs ' .>. g 30 C. City of Lake Oswego C_ mprehensive Plan: 31 aL Growth Management Policy Element Natural Resource Policy Element 33 Residential Land Use Policy Element ?4 AGE 1 DR 16-89/PD 17-89/SD 38-89/VAR 31-89-718 i EXI IBIT • • 31 D F as— b _4 1 2 D. City of Lake Oswego Development Ordinance: 3 LOC 49. 300-49. 335 Major Development Procedures 4LOC 49.500-49.510 Variances LOC 49 . 615 Criteria for Approval 5 LOC 49 . 620 Conditional Approvals 6 E. City of Lane Os we o i g Development Standards: $ 2. 020 Building Design 5.020 Street Lights 9 6. 020 Transit 7. 020 Parking 10 8.020 Park and Open Space 11 9. 020 Landscaping, Screening and Buffering 12 11. 020 Drainage for Major Development 14. 020 Utilities 13 16. 020 Hillside Protection and Erosion Control ',,; i4 18. 020 Access 19. 020 Site Circulation - Private Streets and Driveways r ' 15 20. 020 Site Circulation - Bikeways and Walkways ,°44, 16 F. City of Lake Oswego Tree Cutting Ordinance: 17 18 LOC 55. 080 Criteria for Issuance of Permits i9 G. Prior Approvals: " 20 Mt. Park PUD, Ordinance # 1411 `' . 21 ODPS 3-84 ODPS 1-89/PA 1-89/ZC 1-89 22 23 CONCLUSION 24 The Development Review Board concludes that DR 16-89\PD 17-89\SD 25 38-89\VAR 31-89 can be made to comply with all' applicable 26 criteria by the application of certain conditions. 27 ' , 28 FINDINGS AND REASONS • 29 The Development Review Board incorporates the September 22, 1989 10 staff report on DR 16-89\PD 17-89\SD 38-89\VAR 31-89 as support y. 31 for its decision, supplemented by the following: 32 • 331. The following information was presented to the Board and entered into the record: 4110 34 PAGE 2 DR 16-89/PD 17-89/SD 38-89/VAR 31-89-718 A el .. , - • t t sI r • 3 Exhibit 30 Letter by Mt. Park Homeowners Association, 4 dated September 27,. 1989. Exhibit 31 Letter b 5 y Mt. Park Homeowner 's 6 5 dated October 11, 1989. Association, i . Exhibit 32 Colored rendering of site plan. 8 Exhibit 33 Colored rendering of building 9 Exhibit 34 elevations, 10 Pathway plan. 2• The Board found that the 11 { Standard was justified, proposed variance to the Access 12This determination was based upon the applicants testimony that: (Exhibit 20) . The Board found - • 13 14 - The variance would prevent an unnecessary 15 would be caused by moving the access fro err Road McNary hardship, which 15 has very Parkway, along the east property Kerr to steep banks, thus line. This area for any driveways. requiring extensive 17 grading 18 The variance was the minimum • discussed several alternative access The Board 0.1.tit . � north and east points along the �',�;1(t�� 19• 20 property lines. All limitations due to steep slopes McNnted severe 21 - along McNary, The proposed access on Kerr Road was the 22 use of the property. This access would notst reasonable this project, it would alsotial serve 23 accessway to the adjacent commercialan essential 24 The Board found that to deny site on Kerr Road. severe hardship, denying this variance would creme a • 25 commercial Property. Y , g any viable use of this 26 3 • The Board found that the ' 27 Road should be expanded in orderdtorreve island on Kerr 28 traffic movement to and from the prevent left-.turn development. 29 4s After reviewing the evidence,donee the Board determined that the pathway should be moved to the be contained within the 31 better utilize thecommercial site to the project site and not This will u 4. 32 including trees and views, g resources present on the site 33 34 • a. PAGE 3 DR 16-89/PD 17-89/gp 380- 891vA 31-89-718 v e 1 ° xa i • 3 5. . The Board modified condition A. 5. to require haaf-street 2 improvements (on Kerr Road) that were consistent with improvements required by other projects, including One 3 Jefferson Parkway and the Gables... These improvements are to A include street lights and the necessary grading for an ultimate road width of 40' . S 6 6. The Board required that all driveways and parking aisles be designated as fire lanes in the deed and be posted as such, 7 so that adequate emergency services can be provided to the 3 development. 10 ORDER 11 IT I5 ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of Lake 2 Oswego that: 3 1. DR 16-8E' PD 17-89\SD 38-89\VAR 31-89 is approved subject • —. . ' �� to compliance with the conditions of approval set forth in •..! 5 Subsection 2 of this Order. , 2• The conditions for DR 16-89\PD 17-89\SD 38-sfi are as \ 89\VAR 31-89 �� follows: • %��t ,4t 18 ra ,� ,, ., A. Prior to the Issuance of BuildingPermits:. 19 afl . The applicant shall: -.1 1. Submit final sina e 9 g plans, conforming to the Sign ` , rh;; Code, for the review and approval of staff. 3' 6, 23 2. Submit final landscape plans to illustrate the , , '' ' 24 number of plant materials for the review and approval of staff. 25 3 . Submit irrigation specifications for the review ,:` and approval of staff. -,7 - 4 . Submit a final drainage plan showing the i9 information: following 11 0 - an additional pollution control manhole. .... - Additional storm drain lines, if needed, to . drain roof, foundation and landscaped areas . • An emergency overflow swale from the road above Buildings 8 and 9 to McNary Parkway. r y PACE 4 DR 16-89/PD 17--89/SD 38-89/VAR 31-89-7J.8 r.;. . N,. t t • ;, 1 • 2 The detention volume worksheet. 3 • 5. Submit final utility " 4 information: plans showing the following • 5 • - Actuated raffic signals on 6intersect4ons (McNary Parkway Keand rr RJeffer oad at two 7 Parkway) , with pedestrian push-buttons and crosswalks. Pedestrian signals for crossing 8 Kerr (at least on crosswalk) shall be required 9 at each intersection. 10 - A safe connector route, such sidewalks, ramps or stairways, for pedestrian 11 between Kerr Road and the existing pedestrianswy 12 below Jefferson Parkway. tang Pathway shall also be Signing of this route 13 provided. 14 - 'Signal Ahead ' warning signs for both r . 15 directions on Kerr Road (one sign southbound traffic north of foand 16 sign for northbound traffic southyof one • 17 Jefferson) . ~ 18 Half-street improvements Kerr Road, including street lights and ^. „ - grading.. for an 19 ultimate road width of 40 ' . 20 shall be timed with the signal Timprovements21 Kerr Road. 22 - A stop sign at the proposed right-turn-in/ 23 right-turn-out site access approach to Kerr Road. 24 25 - An expanded traffic island at the access point on Kerr Road. p 26 27 - Improved sight distance (to 300 feet) southbound traffic approaching for McNary and the 8 new signal (by cutting and maintenance of vegetation along the curve) .9 distance shall also be maintainedAdeg along uate sight 0 site frontage. 9 the Traffic control devices at the shared access , 32 point adjacent to McNary. • 3 s4 PAGE 5 DR 16-89/PD 17-89/SD 38-89/VAR 31-89-718 • • , • • . .. ._Pia . f .. i r • ti ° . ' ' .. ' , • • 2 - Implement standard traffic control devices, 3 including pavement markings, signing, and crosswalks, as per City standards and the Manual on Uniform Traffic Control Devices. 5 - 'No Parking ' signs along Kerr Road, McNary 6 Parkway and Jefferson Parkway. • 7 - The proposed security gates shall be operated byopticum or . .; 5 P pull station mechanisms. 9 6. Submit a final plan fbr the lot line adjustment 10 (as depicted on Exhibit 8) for review and approval within one year of the date of the Order 11 reflecting the Board ' s decision. This v • be registered with the County Surveyor 's Office 12 and recorded with the respective deeds with the 13 County Clerk's Office. • 14 7. Legal descriptions (metes and bounds) to be 15 specified on legal instruments for title transfer 16 for recording with the County Clerk' s Office, shall be provided to City staff for approval (as 17 depicted on Exhibit 8) . Actual recording shall � ' 18 not be a condition of approval of this decision. However, . when recorded, the instruments for all 19 parcels shall reference the land use 1,'::: .' 20 application -- City of Lake Oswego, Land Development Services Division, File No. DR 16- 21 89/PD 17-89/SD 38-89/VAR 31-89 . 22 8. Provide public easement for the existing water 23 reservoir on the site. 24 9. Submit revised site plans showing the recreation 25 building and the pool removed from the above • 26 (Condition 8) public easement, unless the ' '' building footings are maintained at the finished • 27 grade within this area. 28 10. Submit a final grading plan for review and 29 approval of staff, per City standards. ' •;« 10 11. Submit a final erosion control plan for review and • • ' �r, 31 approval of staff, as per City standards. 32 12. Submit final plans for public pathways , which 33 cross the project site, for the review and , approval of staff. 34 PAGE 6 DR 16-89/PD 17-89/SD 38-89/VAR 31-89-718 -_ . a • • 1 r` ti IY 2 13. Comply with City Charter requirements for road widening and submit a final plan for the review 3 and approval of th. - City Engineer. 14. Provde reciproce,a access easements (with the 5 commercial site' for the two access points on Kerr ' 6 Road and McNar Parkway. 8 B. Prior to the Issuance of Occupancy Permits: 9 The applicant shall: 10 1. Submit as--builts for the irrigation system. • 11 12 2. Provide easements for public walkways and public utilities for the review and approval of the City • 13 Engineer. 34 3 . Designate all proposed 'driveways and parking 15 aisles as fire lanes in the deed, and post the 16 rodways as such, per DS 19.020 (1) (e) . 17 . 18 ADDITIONAL INFORMATION: 19 1. Staff review of the preliminary utility plan only 20 verified the location and capacity of utilities to ' serve the site. ,lry 21 22 2. A tree cutting permit shall be obtained prior to removal of any trees that are 5"' or greater in 23 diameter. 24 25 • 26 r 27 28 • 29 10 • 31 32 33 41' ; ., , 34 f a PAGE 7 DR 16-89/PD 17-89/SD 38-89/VAR 31-89-718 . . • t �1.. • , , / 2 I CERTIFY THAT THIS ORDER was presented to and APPROVED 3 by the Development Review Board of the City of Lake Oswego. 4 5 DATED this 21 day of November ' 6 1989. 7 8 i 9 Robert D. Gr+Naves, Chairman 10 Development +,'.(,.'view Board 11 12 . 13Secretary 14 15 ATTEST: • 15 ORAL DECISION - October 16 1989 17 AYES: � °. 8 Miller, Sybrowsky, Remy, Starr and Greaves. 0 ' .‘ . 1 NOES: None. 19 20 ABSTAIN: None. ` ABSENT: Ingrim and Foster. 2.1 2 WRITTEN FINDINGS - OVet`lber 1 5„ 1989ifii rrt jute). • 23 24 AYES: Mr. Miller, Ms. Remy and Mr. Greaves-.B NOES: None La ABSTAIN: Mr. Foster ., ABSENT: Mr. Ing rim, Mr. Starr and Ms. Sybrowsky ZS WRITTEN FINDINGS - November 20 1989 (Second Vote) b ;O AYES: Greaves, Remy, Starr and Sybrowsky • ' NOES: None • 3.. ABSTAIN: None t • 33 • 34 ABSENT: t-Ii ler, Ingrim and Foster 0 ., . PACE 8 DR 16-89/PD 17-89/SD 38-89/VAR 31-89-718 l/ I ll: s ,' .• ''. , .. /6NN•N''tse:. I „...--- „—........ <It $ ". VA C 0,50 Ao, �1kt. � (� 4 c'N' (g flJ ,, 0 '..".•-•----- . i'l% $ .. k. I t .. .*.. / DK, 1020 P0, 17011 0 Ill/ `b ' �'a ,�, ril ti 0 .. ,,. � ct , . e. X k m PA/?GEL II -- �, Sew a .; U.V i �JJ bit. teao Wa. 1760 j . `Z' Q (� 6.Fl2 �• E.6-'36:: ': ,'G.505 AG' I v 0 W �- �.�= I U ow ri t°i •-"-s , m )1 p H �/ a1u,A,�d,�i ti , O N a. .. , ...----- . Es Lu , 0. . . .. . 4 CO • ' ' Ili . 0 IP . • i 1., l .f 1 '•1 1 f . • • • • • • • w' - • • • • • • • • • • , • L I. • • • • • Y , • V a ORDINANCE NO. 2018 A SPECIAL ORDINANCE OF THE CITY OF LAKE OSWEGO DETERMINING AND SPREADING THE PREASSESSMENTS BY LOT, ACCORDING TO THE SPECIAL AND PECULIAR BENEFITS ACCRUING AS DETERMINED BY THE CITY COUNCIL, ' FOR THE CONSTRUCTION OF IMPROVEMENTS WITHIN LOCAL IMPROVEMENT DISTRICT NO. 218,AS DESCRIBED IN THE ENGINEER'S MAP FILED WITH THE CITY RECORDER AND DATED SEPTEMBER, 1990. At a regular meeting of the City Council of the City of Lake Oswego held • on November 20, 1990,which date was fixed for the consideration of objections of the owners of each lot proposed to be preassessed, the Council finds and determines: • , 1. The local improvements for which this assessment is made are the construction • . ' of traffic signal improvements. • 2. The lots benefited by this improvement are all those lots lying within Local Improvement District No. 218,whose boundaries include lots 1, 2,3 and 4 shown • > on the L.I.D. boundary map dated September 1990. The legal descriptions and L.I.D. boundary description are attached. ,,, �,: 4 3. The work to be performed will be designed by the city and contracted out by the City bidding procedures. ° 4. The estimated preassessable cost of the work to be done is the sum of $298,750.00. 5. The properties benefited shall bear the total estimated preassessable cost of the • t aforesaid work. If after the improvement is completed it is determined that the actual assessable cost varies from the estimated preassessable cost, the Council may adjust the assessments made by this Ordinance through the reassessment .. .. procedure set forth in LOC 40,160. 6. Notice of the proposed preassessments,stating the amount of preassessment for each lot, was mailed to the owners on October 30, 1990. The said notice was , • - published in the Take Oswego Review, a newspaper of general circulation in the • ity of Lake Oswego,November 1, 1990 and November 8, 1990. 7. The lots to be preassessed number 4. , 8. The proposed preassessments for L.LD. 218 traffic signals at the intersections of • Kerr Parkway with McNary Parkway and Kerr Parkway with Jefferson Parkway. Improvements were based on a determination of the special and peculiar benefits accruing to each lot from the improvements as outlined on the ` ., Preliminary Engineer's Report. The property owners involved in formation of the LID have met and dis-i,issed the method of preassessment with city staff present, A traffic generation report had been prepared by Charbonneau ; • Engineering which described traffic generation from each development upon completion and showed the percent of participation from each development, All ". , parties involved have agreed to use this method of sharing the cost of the improvements. g EXHIBIT b)Z 24., _mac; . .. #µ q + j' 9. For each lot in the district, the special and peculiar benefits accruing from these 0 improvements equal or exceed the cost of making said improvements. { Therefore, the City of Lake Oswego ordains as follows: '" The total estimated reassessable cost of making the local improvements,namel , construction of traffic signals at the intersections of Kerr Parkwayy 1 Parkway and Kerr Parkway with Jefferson Parkway,within the above described Local Improvement District No.218,with the property benefited to bear all estimated preassessable costs,is$298,750.00, The cost shall be spread among the lots within the said district, situated in the City of Lake Oswego,County of Clackamas, Oregon, in accordance with the criterion set forth in paragraph eight of the findings herein, which method was used in computing the assessments tabulated opposite eac lot within the district as set forth in Exhibit"A" attached hereon. The CityRecorder ish directed to enter in the docket of City liens the name of the record owner of each parcel , listed in Exhibit"A" and the amounts preassessed upon each parcel. The Bancroft installment financing rate shall be 11%. Read for the first time by title only at the regular meeting of the City Council of the city of Lake Oswego held on the 20th day of November, 1990. AYES: CHURCHILL,' NOES: NONE FAWCETT, SCHLENKER, ANDERSON, HOLSTEIN • . ABSTAIN: NONE ABSENT: DURHAM, HOLMAN 0 • . Read for the second time by tide only and enacied at thespecial Council of the City of Lake Oswego held on the 4 th dayf Dec meeting e of the City 1990. AYES: FAWCETT, ANDERSON, HOLSTEIN, DURHAM NOES: NONE ABSTAIN: NONE ABSENT: MAYOR SCHLENKER, CHURCHILL, HOLMAN • / et dz7riK f/ • Daniel E . Anderson, Council Presiders.',. December 7 1990 • Date Signed . . 1"1EST: 741,4=4 . 4654e4c:AL t Hitchcock, City Recorder • AS TO FORM: n H, Hammond Jr., Interim City Attorney0 ,. .-.., . :vdJ td218sordinance218 J l De-, :. ... . a MEMORANDUM MHI� • TO: E.H. "Buzz" Clark 1 :3 City of Lake Oswego �' 1990 } FROM: Bob Fuller/CH2M HILL DATE: November 12, 1990 SUBJECT: McNary Reservoir Impact of Backfill Removal PROJECT: PDX20377.71 / y We have reviewed the request of OTAK to remove some backfill from the northwest- erly corner of the McNary Reservoir. It is our opinion that the structural integrity of • the reservoir will not be jeopardized if backfill is removed. Care should be taken to ,a r: • not strike the reservoir with equipment nor should equipment tires or tracks come within 3 feet of the walls. '4. Care should be taken with underdrain and overflow piping. Determine if there will be interference and provide relocation, if necessary. i The City should conduct a leakage test of the tank prior to the excavation work being initiated to provide baseline information. The City should inform OTAK of the re- sults or of any historical leakage so they can consider groundwater in design of other structures associated with the project. Please call us if you have any other questions. • .1 ' 1 • t V • ,,, " . ' .,, 10 , : x �erT ;.. 3 q i pdtc997/067.51 I��'~� •. • . ,4 • 1 • • • f, • • • • • • • • • 1I • • • • • • • • • • • • • • • • • • • • • • • • q u 1 • • • • • • • H Ql� 15555 S.W. Bang.Road, Suite 2 • `f. 0 M: S, -I: !� C� :' ` Lake Oswe o 35 • Phone:(503) 620-7533 FAX: (503) 620-7485 • qi January 3, 1990 ;to;. Mr • Hammid Fishvaie: X am writing this letter to express my endorsement: +,,f application for the your the commercial ial use? of thep located at corner of McNeary and Kerr Parkway (DF",'pc property Si -erel y, 0 per 4110 , • Don Morissette 1 i MasaryEc Lake Oswego, OFF 970:33 • • ' JAfa 3 1991 • a 1 . ci • • iA •• • • • • • • • • ;k �,�• ' i• i '`•' f `� V '��441i 1 .. ' a �nr yr • rit •'v • r • • • t ri 4 101. Mountain _Park, Some Owners Association i'.' • #2 Mt Jefferson Terrace Lake Oswego, Oregon 97035 phone 635-3561 . January 2 , 1991 Development Review Board City of Lake Oswego P. O. a , Box 369 Lake Oswego, Oregon. 97034 • RE: DR 20-90 - Commercial. Development Dear Board Members: The Mountain Park Home Owners Association Board of Directors has had an opportunity to review the plans for the commercial development at the corner of Kerr Parkway and McNary Parkway in Mountain Park. ''.: : .‘y,::: ',„„, The Board has a pproved the design and materials of. thr, Project but has I. • vet to see the details of the proposed signage. We note that one of the conditions requested by staff for DRB approval is submission of signage details. We are asking the developer for this information t� as well . Sincerel ,, b • M1 Robert Ericsson Executive Manager cc : OTAR • . i '''.S..71:*q,. .'„ : • • i 1 w • M • 1 • 939 .1 r, s• • • . • '1 • • • • • 0 . • • • • • r 1 1 u', 40 744 JON ORLOFF, PH.D. " 30 KERR PARKWAY, *E. • LAKE OSWEGO, OR 87033 •r December 19, 1990 v `. . Development Review Board City of Lake Oswego 380 A Avenue ` Lake Oswego, OR 97034 ,J�,f�• 4, ' Dear Sirs/Madames: "^ 0 I would like to offer some comments on the proposed development of tax lot 238 at the intersection of Kerr and McNa y Parkways (case file number DR20-90), The proposed development is in the middle of a heavily developed residential area which is within a mile of several other commercial developments, in particular the market area at the intersection of Boones Ferry Road and Monroe Parkway, and the numerous commercial establishments on Capitol Highway just beyond the Lake Oswego-Portland boundary, The proposed development would have an adverse impact on this residential neighborhood, I believe quite strongly there is no need for the duplication of services already offered nearby, at the cost to neighborhood residents of an increase in noise and pollution due to the inevitable increase in traffic, Unless the developers can show that they are going to provide something really unusual and really necessary which isn't already available within a minute or two of driving time, I urge the Board to deny a permit, This area is more appropriate for the development of dwellings rather than commercial space, cerely yours, it s Jon Orloff L • • . • .• . ' • • • „ • , , • •. ••. ' • . -.. '• - • •:; ' ••' • , e „ •. • . , . . t .• . ; • '•• •• , . . •.11 • • • . • '• • • . • , •.. . ' • . „ J ' 4 • eta!}{ JAN 4 1991 January 3 , 1991 City of Lake Oswego ' 380 'A' Avenue Lake Oswego, Oregon 97034 ;;. Dear Sirs : • As residents of Mountain Park we feel obligated to send in our comments to the proposed action to take place on Kerr Road and McNary Parkway. It seems to us that Kerr Parkway is already an extremely congested road with the existing traffic. To add a commercial • retail development on such a congested and narrow road seems very unwise. We feel the narrowness of the road, the existing congestion, and the added inconvenience that the construction would cause make this proposal most unadvisable. Therefore, we want to state our opposition to the proposed .,' '' • action for commercial retail development at the intersection of McNary Parkway and Kerr Road. '' Sincerely, Mr . & Mrs. Fred A. Jenkins ,, 4 • `ice ' • 'v + ? yY " 1.,tI t,# 41,• Cl,� 1 , # d �4• �M1' • • • • • • • • • • • • • • • • • • • •• .Y ii 1/ STAFF REPORT . � � CITY OF LAKE oswEG0 r' LAND DEVELOPMENT SERVICES DIVISION--- u • APPLICANT: FILE NO,: Oregon Management Group DR 23-90 PROPERTY OWNER: STAFF: Oregon Management Group Michael R. Wheeler LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 2100 of December 28, 1990 Tax Map 2 1E LOAD LOCATION: DATE OF HEARING: A January 7, 1991 '• Northeast corner of the intersection of Durham and Wilbur Streets NEIGHBORHOOD ASSOCIATION: ' ' COMP, PLAN DESIGNATION: Old Town • R-0 ZONING DESIGNATION: DD , I. APPLICANT'S REQUEST The applicant is seeking approval for construction of three duplexes on three separate lots in ' , the Old Town Design District. tI. APPLICANL RITERIA Y ,: j A. City of Lake Oswego Comprehensive Plan: • Impact Management Policies General Policy I, II, III • Distinctive Natural Area Policies General Policy I • • Weak Foundation Soil Policies `' • General Policy I, IV a. . DR 23-90 Page 1 of 8 . ► Social Resource Policies � General Policy I, V Residential Site Design Policies General Policy IV, V Residential Neighborhood Policies II (Old Town Design District) General Policy I, Specific Policy 2.b., 2.c. Transportation Land Use Policies General Policy IV • B. City of Lake Oswego Zoning Ordinance: LOC 48.240-48.275 DD Zone Description (set--backs, lot area, lot coverage) • C. City of Lake Oswego Development Code: LOC 49.090 Applicability of Development Standards LOC 49.140 Minor Development LOC 49.220-49.210 Minor Development Procedures LOC 49.615 Criteria for Approval 0 . , D. City of Lake Oswego Development Standards: 2.005—2.040 BuildingDesign 5.005—5.040 s gn Street Lights 7.005 —7.040 Parking &Loading Standard 10.005 — 10.040 Fences 12.005 — 12.040 Drainage Standard for Minor Development 13.005— 13.040 Weak Foundation Soils 14.005 — 14,040 Utility Standard 16.005 — 16,040 Hillside Protection and Erosion Control 19.005 — 19,040 Site Circulation—Private Streets/Driveways E. City of Lake Oswego Tree Cutting Ordinance: LOC 55.010—55.130 III. FINDINGS . A, Existing Conditions: 1. The site consists of 3 platted lots, The site is 15,000 sq. ft, in size. 2. The site drains from the northwest to the southeast at an average rate of 3,5 percent. • 3. Several significant evergreen trees exist around the perimeter of the site, Two large cedar trees are proposed for removal on the west side of the site, • DR 23--90 Page 2 of 8 • 'f • , 4. An 8" sanitary sewer is located in Durham Street and in Wilbur Street. 5. A 6" water line is located in Wilbur Street. • 6. No storm drainage system exists to serve the site. •` 7. The site abuts Durham Street to the west and Wilbur Street to the south. • Durham Street is a 16 foot—wide paved improvement in a 60 foot—wide • right—of—way. Wilbur Street is a 36 foot—wide paved street with curb and gutter within a 60' right—of—way. • C ' 8. No sidewalks abut the site. A five foot—wide sidewalk and planter area is located along Wilbur Street west of Durham Street leading to State Street. 9. An existing street light is located at the southeast corner of the site. 10. The surrounding uses are: • — East: Approved duplex development [DR 3— '' • 90/VAR 6-90(a—b)J — North/South: Single family residences s ' — West: Single family residences B. Compliance with Criteria for Approval • As per LOC 49.615, the following criteria must be considered when evaluating ;' development proposals: •• ' 1. The burden of proof in all cases is upon the applicant seeking approval. ' The applicant has borne the burden of pronJ •hrough submittal of documents ..,` marked as exhibits, accompanying this rep 2. For any development application to be approved, it shall first be • established that the proposal conforms to: a. The City's Comprehensive Plan • The applicable Plan policies have been addressed as follows: Impact Management Policies • These policies require protection of natural resources from development, ' • comprehensive review of development proposals, and payment of an equitable share of the costs of public facilities. These policies are implemented through several Development Standards, addressed further below, The policies require assurance soil will be protected from erosion, trees will be protected from v removal, and that density will be limited to achieve these results, Compliance • with the applicable Development Standards reviewed below will assure • • conformance to these Plan policies, Conditions of approval will be imposed when necessary to assure compliance. • .v DR 23-90 Page3of8 • ( • • ', " ]. •i • I r• . - •• - Distinctive Natural Area Policies, •'.;. These policies require the City to preserve tree stands and those features listed as distinctive. The site contains trees which should be and are being considered for ' 1 ' " ' preservation by the applicant. These policies are implemented through LOC Chapter 55, the Tree Cutting Ordinance. The ordinance criteria are reviewed in this report following an analysis of the applicable Plan policies. Weak Foundation Soils Policies The site is designated as having a potential for weak soils. These policies require an applicant for a building permit to provide a soils report, prepared by a a, registered engineer, to certify soil stability for a particular development. Compliance with these policies can be assured by the imposition of a condition requiring a soils report and compliance with any-findings and recommendations `"' made in the soils report. Social Resource Policies. These policies require protection of features valuable to community identity. These policies are implemented through the adoption of the Zoning Code Design '` District. By complying with the District standards, which requires Development ..• Review Board approval of minor development proposed in the District, these • a . policies am met. The Zoning Code requirements are addressed below following the analysis of the Plan policies. Resider dal Site Design Policies • These policies require providing residential.streets which enhance residential ,, livability. They also require innovation in residential building types and site planning. These policies are implemented through the applicable Development M '` Standards for Streets and Building Design. They are also implemented through f the underlyh g zoning, which requires all minor development in the Design District to be reviewed by the Board, The applicable standards are addressed below, after the analysis of the Plan policies. •• Residential Neighborhood Policies II • These policies address development in the Old Town Design District, enabling ' �.;_ construction of duplexes on 5,000 sq. ft, lots and use of innovative design for , compatibility. The applicant's proposal complies with these policies and zoning ' requirements which implement them [LOC 48,240-48,275j. ` ' Transportation Land Use Policies •i 44 These policies require development of an adequate neighborhood street system s� � '. ,. ,Y;` . • scaled to preserve neighborhood living, These policies are implemented through • specific Development Standards which require adequate access and roads • necessary to serve the site, To preserve neighborhood character, full ` y r e • improvement to City Standard may not be required in this case. The applicable '• "`)11, ' Development Standards are addressed below, An analysis of road needs is found 7 • ' ,_ below in a review of the.Utility Standard, Conditions of approval may be added J:•: • ' as determined necessary to assure compliance with these policies, 4• `•w '''l ,''. / 'a r,�.•r: DR 23-90 Page 4 of 8 , d ' r . 1• b. The applicable statutory and Code requirements and regulations. Zoning Code Requirements and Analysis Duplexes are permitted uses in the Design District zone [LOC 48.245]. The minimum lot area required for each duplex is 5,000 square feet [LOC 48.255(1)]. • • • Each lot in this proposal meets this requirement. The maximum density for the site is computed by dividing the net developable acreage by 2,000 square feet • [LOC 48.255(3)]. The site is 15,000 sq. ft. in size. Using the above formula, the ' maximum allowable density is 7 units. The proposed 6 units does not exceed the maximum allowable density. The required setback is 10 feet [LOC 48.260(1) and (2)]. The proposal as depicted in Exhibit 4 meets this standard. Height requirements are established based on LOC 48.265. A maximum height of 50 foot and average height of 40 foot is imposed for a project encompassing a 1/2 acre or more. A 35 foot limit is imposed on lots less than 1/2, No building in ` the proposed development exceeds these standards. a ,�' Pursuant to LOC 48.270, the Board may establish lot coverage for any individual t` t project in the DD zone, and such determination shall be based upon the purpose of the district and the criteria in the development standards. LOC 48.270 also • specifies a maximum lot coverage of 60% for parking areas and structures. Based on review of Exhibit 2, this requirement is met since the proposed lot coverage is 50%. Deyelopm n o e Requiremnts L n� , si e The proposed duplexes are appropriately being processed as minor development subject to Board approval. • � s Tree Cutting Ordinance Requirements and Antail This ordinance requires a permit prior to removal of trees in excess of 5 inches in a diameter from the site, There are several large trees around the perimeter of the site (Exhibits 4 and 5). The applicant is proposing to cut the two cedar trees on the westerly property line. The proposed tree cutting meets LOC 55,080(2), because driveways are proposed where the two trees are located. The applicant will be required to retain an arborist during construction to ensure survival of remaining trees. c. The applicable Development Standards Building Design (2,005 —2,040) This standard does not apply to minor development. Since Board review of duplexes in the Design District is a Zoning Code requirement, the applicant addressed this standard to assist the Board in its review of the proposal (Exhibit �, ` 2), The applicant also provided a color board (Exhibit 8), ::. , , .. I. . DR 23-90 Page 5 of 8 ' .14 ., , . , rti • ^o ,f a K .\. •,' Street Lights (5.005-5.040) , • Two existing street lights at the southeast and southwest corners of the site meet ',r City standards. Prior to the issuance of a building permit the applicant must install a light at the northwest corner of the site on an existing utility pole. This will be required as a condition of this action. P. arking and ading(7 005 7sp This standard requires that each two-bedroom unit provide 2 parking spaces. Exhibit 4 provides evidence that this requirement is met. ` Fences (10.005- IOA40) • The applicant is proposing "good neighbor" style fencing between 3' and 5' in height around each patio for each unit. The proposed fencing meets this standard. Drainage Standard for Minor Development (12.005- 12.040) y , The applicant is proposing to collect all on-site drainage and route it to the storm drainage system in Wilbur Street. The City Engineer has determined that underground drainage facilities to City Standard need to be extended north from the existing drainage improvements in Wilbur Street (See Exhibit 9). To meet this standard and City Engineering standards, staff recommends that the applicant be required to construct underground drainage improvements to connect to the existing system. The design of this system must comply with recently adopted Dept. of Environmental Quality (DEOJ regulations. Weak Foundation Soils (13.005 - 13,040) a The site is designated as having the potential for weak soil. This standard requires the applicant to provide a soils report prior to the issuance of a building , permit. To meet this standard, the applicant will be required to provide a soils report, prepared by a registered engineer, The applicant will be required to adhere to any recommendations made in that report. Utility Standard (14,005- 14.040) n R All required utilities are adequate to serve the site except for sidewalk, street ,, lights, underground power and streets. Exhibit 6 describes the improvements necessary to meet City standard. To meet the minimum standard, the applicant should be required to provide a half-street improvement on Durham Street to align with existing improvements farther north, Storm drainage improvements, sidewalk and underground cable utilities will be required at a minimum, Hillside Protection)and Erosion Control (16.005- 16,0401 `• • • To meet this standard, the applicant will be required to adhere to the requirements ' set forth in the Erosion Control Plans Technical Guidance Handbook, No unusual grading is necessary to accommodate the propoc,d development, y q , DR 23�-90 4 Page 6 of 8 .k • • it M ` , + • Site Circulation_Private Streets/Driveways (19.005— 19.a40) This standard requires that driveways for single family dwellings not exceed 20% ` grade nor 5% cross slope. The proposed driveways meet this standard. `. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. C. Conclusion: Based upon the materials submitted by the applicant, staff concludes that the minor development (duplex proposal)can be made to comply with all applicable criteria. III. RECOMMENDATION Staff recommends approval of DR 25-90 subject to the following conditions: 1. Prior to the issuance of a building permit,the applicant shall a) Submit a soils report, prepared by a registered engineer, The applicant shall adhere to recommendations made in the soils report. ., b) Submit plans for City Engineer approval for street, sidewalk, drainage • improvements and underground cable utilities for Durham and Wilbur Streets. c) Submit erosion control plans as set forth in the Erosion Control Plans Technical Guidance Handbook. 2. During excavation of the site the applicant shall have a registered arborist on site • to assist in special excavation around roots of trees designated for preservation, 3. During construction, the applicant shall provide temporary fencing around the drip lines of trees along the perimeter of the site, 4. Er to final ins ectn ion approval for any du x,ple the applic, , j ;, , or a) Install all landscaping around the unit as depicted in Exhibit 3, • ., a, b) Complete all right—of—way improvements as described in Condition Lb, c) Install street lights to City Standard at the northwest corner of the site, iafi 5, The City shall allow the removal of only the 24" and 36" Cedars on Lot 7, This removal shall comply with LOC 55.050-55,080 (Tree Cutting Ordinance), • y. . •..,, 40 ,, . , . .. , . , . .. , \\ s. . . DR 23-9C Page 7 of 8 ., � 0 1 1. Tax Map 2. Applicant's Narrative 3. Building Elevations and typical landscape plan 4. Site Plan 5. Site Analysis 6. Memorandum from Russ Chevrette,Engineering Technician II,dated February 27, 1990,regarding DR 3-90 (adjacent to the east), 7. Findings, Conclusions and Order, DR 3-90/VAR 6-90(a—b),dated June 4, 1990 8. Color Board(not reproducible, available at hearing) y 9. Storm Drainage from City Atlas. MRW:kaa • • • • • Y. 41• • • . N 1 I fk 0 1+ DR 23-90 ^ id. Page 8of8 1 • e ' •, `r' 1 c. q .* 3/ r' •11 G� p , 'eon '.90CS ,e9,*s mot, ....: ..: 1 f, : 5.• _ •JO• 4 ,,. ` k, '08 , h f 1J� z50 �e r' v F�i 5, .1 tit v ���"• M /6 I +i i, 1600 ) t i 1 /1 Jr ,' •' • I. �0' 5100 52Qol �1 se 1 .��'15 ,re' ter. "• r��� t ,1 1900 I• 1 $ K A. �o• ...ire:. -/6 2 301' 1 ti• 1800 ' ' ro•12 ' y� �•� 3a� .....To' �,� 2 J f3 rd14 o ° 1 �^ a .• 1 • 5001 4�(,1pri i, .�.�oT •-: ' •.vw'fE•?� di* , ' 310�� ••�• ` 0It ' \l 0� j ((x�� IM•5o® �o, :� y"4129 31 Q0 1 • �O• 1 \t• w Q. \ 8 I moo r� ai I �.1 „� a • II . 6I 1 ,,ilvki sir., . wu , — , ......, 4, ...... ...... ..... ..._..„.... k..2,,, o.., s.5 3 ..,3 i `.. • • i �,,�' I ...,::;: . /' s. 7• • I ! P. t 40 1 . 3,•r • a sr. .r � \ v` 0 400 •201 1 1Q •' r. e'� .rr. f W 1 , j e\t a • � a v gas 40 1 r� _ t ? »-1 4o 4500 I g00 16 8 re 9 ��7. 4 13 I • 52 \� \� 410 26Q�, 10 11 r• + N • 405 1�3 Jr' ,1 •027Qp �3� ►/0 0p 240p 2 pQ f14 a �a�P • .00Q Ifl 144 112 2 , , 1 �a 21 �9p0 '3800 37p� 1 .. '� �� w E,,,,i 1 13 3600 1 N • , - 0030' �' d a (� Ilf Ho 00 L r Se . a ...,6 I 123 3100,, 5 41 • sd' • if s aR y I Ier fr 13►` , 1 Ju 1 �d r r' J " ' �o , % —•-� ST' EE7 1 1 I .� ►»,.1 ,.. . a..., „.., ,. -...L-- i , 4 • J — I I 1immennsw I nIor /•Cf ;, , 14 EXHIBIT,` —(!��gTEnp,- .j I N REsr OF 1ppA I Sc, ` Y; T T T 4 b At- `1 �1 ►n 2 l I _ sr8 ' aI e ON it n cry - • b, « , I • 'A•• lr tu ' • d,f • Z �f i n , • • , A C. • • �. . • • • • • • • • • • • • • • • • of OMO . OREGON MANAGEMENT GROUP OLD TOWN DUPLEXES i ..a. Development Application •Y, . • a;. } ,J Owner a ,r Applicant: Oregon Management Group 47 North State Street Lake Oswego, Oregon 97034 October 25, 1990 • Presented to: CITY OF LAKE OSWEGO 380 "A' Avenue Lake Oswego, Oregon 97034 •• •• :. . EXHIBIT ' brL 23-ap 0.. • • 1/4 ' NOV 47 North State Street,Lake Oswego,Oregoh 97034/t5031 e3S.5551 • • vex�_Ji_4 ' • • 1 ZT1r !. • ••I • V 1 1 I i •y ♦ • • • • • • • • • • • • r • f• • ♦ ♦�" • • • • t • ♦ a • v 9 � .. ♦ . AI 1 a`fT6t.♦ ^' • 1 of �,; ;��A a �. if',' 1l t ? OLD TOWN DUPLEXES Development Application October 25, 1990 I INTRODUCTION The following is a formal request for Development Review � •' Board approval of the design of three duplexes on three separate lots in the old town district. The site is ap- proximately 15,000 sq. ft. in size and is described as Lots 5,6,7, of Block 4 on Oswego tax map 21E10AD, and is located in the old town district and is bounded by Durham Street to the west and Wilbur Street to the south. II PROJECT SUMMARY • A. Description of project: a The applicant proposes to build three duplexes located on three separate lots. This of previausl a project is an extension y pproved Development Application #DR 3- 90/VAR 6-90 for duplexes on eight adjacent lots. The • site is fully accessible from the two streets mentioned above, but the access to the individual units will be off Durham Street to the west and off Wilbur Street to the south. Shared driveways will be utilized for ve- hicular traffic and this will reduce the number of driveway accesses to Durham and Wilbur. Durham Street to the west is also a fifty foot right of way and is an unimproved street . Wilbur Street to the south is a sixty foot right of way and is an improved street that is curbed and has storm drainage catch basins. B. Site description: , The site, which is rectangular and 15 , 000 in size,slopes gently from northeast to southwest. There are several significant trees located on the property pri- marily at its periphery and are noted on the attached site inventory plan. it is the intent of this appli-cation to preserve these perimeter trees to enhance the • individual units and to preserve their contribution to • the continued livability of the neighborhood. j \ lip } �, • • • v III PROJECT SCHEDULE Development Review Board approval Submit Architectural drawings - Feb. 1991 - , City Building Department review - Feb. 1-15, 1991 Begin construction - June, 1991 End Construction - Dec. 1991 IV COMPLIANCE: LAKE OSWEGO DEVELOPMENT ORDINANCE GENERAL: The following are written responses to the applicable sections of the Development Ordinances relating to this project . The preliminary plans , details and pictorial information enclosed in the Appendix are also in response to these standards and should be reviewed in conjunction with this narrative. Additionally this single request is being submitted covering all three lots , rather than three separate applications in the interest of consolidating public hearings, (DRB) and Planning Department review and staff report, as requested by the Planning Director. This • :, ': . project has been classified as a MINOR DEVELOPMENT and should comply with the ordinance and procedures outlined in • R Section 49.200 of the Ordinance. .1 CITY OF LAKE OSWEGO ZONING ORDINANCE 48.240 ! SIGN DISTRICT E ° (Old Town) The purpose of this district is to assure that single family c . homer in surrounding area are protected from noise, light, glare and reduction in privacy to the maximum extent possible during the areas transition to high density residential use and to facilitate good architectural design and site planning. This design zone is also intended for use in low density residential districts that are undergoing transition to increase densities and which have residential features that should be integrated with new developments. r 0 ., . . ,. , , ,, • • „.., , • , . . i. i,, _ . , . , . • r '' 0 . _ Both of these major criteria are met nicely by construction of well designed, moderately priced duplex units on each individual lot with shared driveways to bring automobile entry and parking into the interior of the lots thereby presenting the entire house face to the street scape . These duplexes are specifically 411,, . designed to present a single entry face to the street thereby integrating this basic design with that of the single family neighborhood. Were this property to be developed as a single entity and as a major development the total density allowable,T would be 7 units. By only building two units on each site in a ° duplex form this lower density succeeds in being a transition to higher density apartment and condominium use to the north. 48.245.3 Allows an outright permitted use on each lot of a duplex dwelling. • 48 . 255 . 1 Requires a minimum lot size of 5000 square feet for single family dwellings or duplexes and that is met by this application. t • 48.265.2 The height of these structures will not exceed 35 feet and therefore comply. • 48.270 Lot coverage is sixty percent maximum allowable for park- ing areas and structures and this duplex plan provides in the worse case t,cenario a total lot coverage of fiftyeight This includes all building, g percent. parking and driveway coverage. • • U , e 4 . i • R_ • CITY OF LAKE OS1 EGO DEVELOPMENT STANDARDS 2.005 Building Design h These individual duplexes are designed to be complimentary in 444 appearance to the adjacent surrounding structures by retaining the traditional colonial appearance of a majority of the old town district. Roof pitches of 10/12 with roof dormers \ ' ► gridded windows, shutters, and detailed colonial entry ways with six ° • pane2 doors are the simple but effective tools used in a very restrained ways to present a distinctly colonial a• pp is understated in order to preserve the existing characterce ofthat the 7 'i old town district. The street scape will have a variety of r appearances by alternatingthe gableto the street on one unit with the adjacent unit having its slopeportion presented to the street, much in the same character asfthee homes of ... across Wilbur. The individual proportions of, the building face in its overall height are held to a minimum in order to insure ,,, �`d the building are scaled properly much open space as p perly for the neighborhood and that as individual duplex willble fully s left l landscaped unet' Eachp p•_d with the landscape maintenance responsibility being assumed by the pwner to insure el • its longevity and continued proper appearance. The existing t , °. trees and other natural elements on the site, such as its gentle slope from the northeast to the southwest, are major helpin developing buildingproportion • continue to relationships and they will provide scale to the duplexes as a whole. While :='r street scape will have a variety of frontal appearances Ahi.e the interest from the neighborhood, the individual buiing elments u such as windows, doors, siding, roofing and trim will be the same from duplex to duplex in order to rnify the overall appearance. Mechanical equipment will be general • therefore not be visible from the exterior. placed inside and u 5005 Street Lights There are currently two existing street lights at the boundary of this project and no more are anticipated to be installed adjacent • to any of these duplexes . The lights are located on Wilbur Street, one at mid-block and one at the southwest corner. 6.005 Transit System While this is not applicable to minor developments, suffice it to say that major transit facilities are available a block and a half to the west on State Street as are major shopping facilities, all within easy walking distance of this duplexes, group of 4111 . . _ r .1. A1' ly.. 1 � t. ;il • l�* .,! N f J N�41^�'! 4,V i • 1 f; t k� v1 +S� 7.005 Parking and Loading Standards J �: All required ;. q parking is located off street and each duplex has one fully enclosed provide security bot for parking ars and additio al attached garage toh unit will have a second uncovered storage area.itselfe therebygparking area adjacent to This complies with the wo full parking spaces per unit off street. .. ' :. parking requirement. 10.005 Fencing Fences will be used to provide privacy on the exterior ^atio • areas and are so indicated on the site plan that shows the individual duplex units . it is not proposed fencing will be used adjacent to the streets that willethe individual lot lines be fully fenced. The fencing will be "good neighbor" style and range from 3 to 5 feet in height depending on the grade steps adjacent to the there will be one design that will helpo. Ato s with other detailsne of all the duplexes. unify the appearance 12.005 Drainage Standard fo r Minor Developments There are no streams, ditches, swales, and surface run off that currently adversely affect the adjacent properties. However it is proposed that the individual site storm drainage run off from roof drains and from parking areas will be collected on site and ' discharged through underground lines to the storm system in Wi` l- bur. ' : 14.005 Utility Standard v yy 1° It is anticipated that a single house sewer line and a single to will be used for each duplex and that the duplexes facing Wilbui will tap directly into the sewer line located in Wilbur units facing Durham will discharge to Wilbur through a a common sewer easement between eachnd the '. pair of duplexes under the parking paved driveway area. This common easement will also carry `� '4 N storm water lines and will Providtm for the least amount of disruption to the existing ground area. Public sanitary sewer lines are located in Wilbur and on Furnace. that a single water meter will be used for each tduplex is tand pthat will tap into the existing water lines ill Durham and in Wilbur. 1, f y u tf• . } .t� Ll t. Under this section it is also requested both by the applicant by e by the Old Town Neighborhood Association that at this tim j arther improvements be made to Durham .street rather thee : applicant be required to sign a non--remonstrance agreement for future development of this street at such time as the cit .. and 1 r: the surrounding neighborhood form an LID for their improvement. Sidewalks do not currently exist on Durham. • installed in front of the duplexes facing Wilbur dQasl this ks iis be " � ` improved street with curbs. Sidewalks will front property facing g Durham. 3 '1 19.005 Driveways ,I 'try • The driveways and theeas site plan and will be constructed of asphaltwill be those paving s shown on the standards and will be sloped so that storm drainage to meet cityb collected on site through a ge can be throughin ground thro g proper catch basin and discharged pk Drivewayapproachesto the storm sewer system in Wilbur. ss will be concrete and constructed to meet city • standards. . • 0 : f , i J.. /yQJ c . a 41 1 • 4410 . , }1 i. • . , . . . . .. , , .... . . . ,. ,,. ..„. • 4 a + `fit ' -.y_. _ A •,. . 1 li. f , n i 4. _.1r• A y .\v • 0 •. • yP0 -... ..- . ft / ,+ , 1 I Oo•SOIN GROUP 1 Ivr 4 �1 I��.,. - I.cr a I Il, - tar t. ! .Po It •l �a,a...�.,z.». I�aY✓ lilt*Ii I',' I. F y `',` w���' WI.ittne • • RI I• •ti .� MI MI •InI+ „' ' 1'hr �'!y4rio: 4111Mz„„„L„111 i QI'- I Ir r 1 ;• z3 'r ,« . ,Ill I. '+►titi /,y I Y, !3 x�iI ill,;'ter,-� to d , - U 110 1%411*r . 1 . Lir&V • I • r , 11 :'; ' . ', Ill f r ��.a r` 1�': �0 �S�t7 , �� P ,ft :� mil'3 11 lit X�1�! I Yflti __ r WI ( aLi'j t7kdEi't. M I t I t + SiSI u4., I�r +�5 ►F1y rtli Mt, a ( 1 q I� 1 ). 1 . S q + it Si. Io) a' �I� I S , , !1! �I r- )S .,! , f1 t 1 I�li 1 . '^'wrr ,2 YfCt, ♦- ♦ , ♦ _— . _ rr;'�., �ram` j r` ��.+.r V: . `"�J ♦hl �+�tY371F111S ``� ��4 `r,g r 001.5FD II$t,� i1 ItiU(lsl't1'ff t r ♦� If r �r IFD Al (J5a1 ltm iy el )k- i I' tt fit) to �+. r t,-,1., C€ . �q o.m. �'j`�' _ ,fin �, (� ' Ura r • M eor •, of, b 4 � ' N • 4 ExHrIBir • , ,n • i• r 4 + r x, i OLSO"GROUP . ♦- • . 44��I$.rt CHOFCH sr I I 1. Cam. 1 ---------[' . i j t 1- , ...,........,,,,,..,,,,,,,'..•......,.:: f. ___ . _ j1 ::: 1 ii.v.i _- I •UV 2 8 13i C _ a6D a I ] I rill I i • , A A 4, 141'> rt't r „� )A A >r c 'RI I I Y 1 r„Y Ii f. .�*!° W^'a '� b.c. . [4_____ - =;. c....., • . 2,,,, 4 IN WILl . II itivixo (DNttD li'21.00 1 �, —.L. —" " �S Iri • "�I1L`PI.W e • EXHIBIT / 4 0 D12 23-90 0 .. 0 -. .. ♦0 • nih 0 . J t' OLSON GROUP � Y/ `,p ac i Cv'PQW/ Nwf , � ���'0 ''' '' /� 6I(. �„ __ f v ,ol ,,\,„\..\\\`.. .k. :,X)::, . 1 '' •! R i _ .. - 7— I I I 'lit of(111� p (1 •• 1 do U. 12. • r it la 14 N j 55� ` 4 f(nJ�'f } in \\ ,1 ,cts�� p P.' w .. 1�1w1 trta A11 7nFnw17 .: ra7cv' i "row' sr fl c\ 4 r fiwm , aril iR .,� ` e of t ' 1..L ��'P'.." 1 kiw 8 R0 /�, iSZ "$ (191114)1 &? : '':,. '.,..:. (./) (6') (t)) f 0 (� • (�' _ h. t11'GA i E�Z1Ye13?V+ • 1 �i f L!F— I t J (t � fi3 r'7Q ale Nor • OW � I rue(n �"shim un y _.__ •( r w/94 ) i: , . .. REF "��- ce r ' cab• • p� flf !!� fi `,1`��`l l a+EcxED t. i I 7, ! x m +gy .« Ix Mi .[5 - .... A EXHIBIT {-' w, r �. $ . .. ri' '- pis.. M G•'6J. Hj�k k rh ••••'•, • • „... , '•• .• .•, . • , :.* •••• • ••,4 : !i*.• • • • * I • •' ...4!...*••• • . • • • *. ••• r *r. . • • . , r •' • , • . • I • • • " ***• r*. .• • ' • •••. .** , . • .• . •• • ••• • • . . . • , • • • • • ' ' • • , . . g' • • • • , . • 7 • t4.. r, ,‘ : :.: MEMORANDUM L. i TO: Lynn Bailey, Associate Planner FROM: Russ Chevrette, Engineering Technician III .. . . . .. .. •. ` . N ' ' , ' ..: SUBJECT: DR 3-90, Street Improvement Requirementpa.-- . . • . s ' DATE: February 27, 1990 .j:. P The above referenced project consists of the construction of i eight duplexes on eight lots of record in the Old Town District. Access to shared parking areas is proposed form Church Street and Wilbur Street. In arriving at recommendations for street and e ` utility improvements, the engineering staff has taken the ` following facts into consideration: a) Church Street is a thinly paved street with no provision for drainage. It is about 14 feet wide and pedestrians must either walk in the street or on the graveled or grassy . ' ' shoulders. There is a street light mounted on a power pole at the Church/Furnace intersection . Overhead wires cross Church Street and a portion of the subject site to provide a residential service to 124 Church Street. b) Furnace street is almost identical to church Street in . ..0. structure and character . On the west side of Furnace Street there are two power poles on the subject block and the pole ` at the southeast corner of the block contains a street light. ',ii and an overhead residential service line to another pole on •` the east side of Furnace. Surface drainage appears to occur southerly along the west edge of pavement, crossing the >s ,4. r Furnace/Wilbur intersection, and into a catch basin on the west side of Furnace .youth of Wilbur. Neither Church Street { nor Wilbur Street meet standards for two way traffic. c) Wilbur Street is a standard, fully improved street with curbs .N on each side. There are no overhead wires on the north side �' but there is a pole-mounted street light mid block. There is ` m,`, no catch basin at the northwest corner of the Wilbur/Furnace intersection so surface water leaving the subject pro pert y would flow easterly along the north gutter line of Wilbur Street, then sheds across the intersection to the catch basin on the west side of Furnace. There are no sidewalks or path on Wilbur Street. r4 Given the above conditions, engineering staff has taken thy, 4 position that all sub: tanrarr3 d ndi t iron hP im irovod to t ilt l t'rit 3" standards and specifications . . '+ EXHIBIT r EXHIBIT s (v>: )rys5 , a Da. '23-90 a: %n } a) Church Street and Furnace Street shou]d be improved to minimum standards by being reconstructed to a typical half street cross section, i .e. , 20 ' of pavement, ," I . gravel shoulder on the non-project side, vertical curb and gutter on the o ec pr j t side, underground the existing overhead wires, re- ` install street illumination to current standards, and construct e 5 ' wide property line sidewalk. b) Wilbur Street should have a 5 ' wide property line sidewalk 4. a " installed on the north side. 4•• c) The public storm drainage system should be extended northerly from the existing catch basin on the west side of Furnace fl .' • south of Wilbur and a catch basin installed eat the northwest corner of the Wilbur/Furnace intersection. The system should ',_ ` terminate at a catch basin at the intersection of Church and s; Furnace. Although the above recommendations are designed to Lring the • frontage streets into compliance with present standards of width , drainage, and pedestrian safety, staff recognizes that the existing character of the neighborhood and certain other provisions of the zoning code must also be considered. The site is in the residential portion of the Old Town Design4110 ' . : °,tF , • District. In keeping with the purpose of the District (LOC 48 . 240) and helping to delineate the residential from the • commercial sub.areas of the district, minimum street improvements . x• should be looked at as an alternative. Minimum standards for residential streets are specified in LOC 44. 382, and call for 2n of asphalt with 3 foot gravel shoulders. While meeting these standards would bring the streets up to an adequate two-way driving width, storm drainage improvements, sidewalks, and undergrounding overhead cables should still be required . With the incremental development of vacant properties or ` ` rehabilitation of older buildings (i .e. the Oddfellows Hall) , serious consideration must be given to improving street widths t, and drainage in the area. • 4 40 . , li C • � ' . � '; 1 BEFORE THE DEVELOPMENT REVIEW BOARD , 2 OF THE f CITY OF LAKE OSWEGO e. 3 4 5 A REQUEST FOR APPROVAL OF) DR 3-90\VAR 6-90 (a-b)--771 EIGHT DUPLEXES ON EIGHT ) (Old Villa Partnership) 6 . INDIVIDUAL LOTS IGS, CONCLUSIONS & ORDER 7 [16 UNITS ON 1 ACRE] AND ) A TWO CLASS 2 VARIANCES ) 8 9 10 NATURE OF APPLICATION • 11 The applicant is seeking approval for Development Review Board 12 approval of the following minor development: Eight duplexes on 8 13 individual lots (16 units on 1 acre) . The applicant is also , • 4r: 14 seeking approval for the following Class 2 variances: a) 15 Reduction of the required 10 foot setback on all of the lots; and 16 b) Reduction of the. setback based on height of adjacent 17 development from 24 to 10 feet for one of the lots. The 18 applicant intends to have the right-of-way shown on Exhibit xhibit 1 19 vacated prior to development of the site. The site is located 20 between Church Street and Wilbur Street on the west side of • 21 Furnace Street (Tax Lots 1-4, 11-14, Block 4, Oswego of Tax Map 2 22 lE TOAD) . 23 24 HEARINGS 25 The Development Review Board held a public hearing and considered 26 this application at its meetings of April 2, 1990 and May 21, �. 27 1990. • 28 29 ' CRITERIA AND STANDARDS '. 10 A. City of Lake Oswego Zoning Ordinance: 31 LOC 48 . 240-48 . 275 32 DD Zone Description (setbacks • 33 LOC 48 . 650 lot area , lot coverage) , . Variances 34 : . . • 4 EXHIBIT PAGE 1 DR 3-90-771 � ) . 11Z 23..9a • , 1. ,.. . • �. Yy • • • 0 :', • '*' 1 B. ty of Lake Osweao Development Code: LOC 49. 090 • 3 Applicability of Development LOC 49.140 Standards 4 LOC 49. 220-49. 2104 Minor Development • , 5 LOC 49. 615 Minor Development procedures ,< Criteria for Approval 6 C. City of Lake Oswe o Develo ment Standards: 7p 2. 005 - 2. 040 , 1 $ 5. 005 - 5. 040 Building Design 7. 005 Street 'Lights 9 - 7. 040 10. 005 - 10. 040 FencesParcng & Loading Standard 1D 12. 005 - 12. 040 ?' ..13. Drainage Standard for Minor 13 . 005 - 13 . 040 Development , 12 14 . 005 - 14. 040 Weak Foundation Soils 13 16. 005 - 15. 040 Control Utility Standard Hillside Protection and Erosion :4 19. 005 - 19. 040 ` Site Circulation - Private • yo Streets/Driveways :6 D. C_ tv of Lake Oswe o Com rehensive Plan: p '7 Impact Management Policies _ t w :8 General Policy I, II, III 19 Distinctive Natural Area Policies 23 General Policy I, II III 11 Weak Foundation Soul Policies General Policy I, IV ;: :3 Social Resource Policies • 24 General Policy I, V " Residential Site Design Policies 25 General Policy IV V Transportation Land Use Policies General Policy IV • `� E• , City of Lake Oswe o Tree Cuttin • �_ Ordinance: 21 LOC 55. 010 - 55. 130 • 7 pJ 0 ' r q -2 2 DR 3-90-771 R . • { 1 ,. • �wryka Y ace", r 4 1 CONCLUSION " 2 The Development Review Board concludes that DR 3-90\VAR 6-90 • 3 b) can be made to comply with all applicable criteria by the ' application of certain conditions. Y 1. fi FINDINGS AND REASONS The Development Review Board incorporates the March 9, 1990 staff $ report on DR 3-90\VAR 6-90 (a-b) except for findings regarding • proposed variance (a) as support for its decision, supplemented 10 by the following: • 1. The Board found that Exhibit 12 submitted by the �+ ( applicant at the hearing April 2, 1990 evidence to demonstrate that variance aa) waset adequate 13 minimum variance necessary and that itwouldsnotebe injurious to the site or neighborhood. 14 .5 2. The Board found, at the April 2, 1990 hearing, that the j overall impact of the proposed variances would be 16 beneficial to the neighborhood because trces would be ;.' ' . . ... saved, and that requiring an arborist on site during excavation and construction would assure that the units ='3 would be constructed using the "minimum variance` necessary" . 40. , :0 3 . The Board found, based on testimony received at the 11 April 2, 1990 hearing, that the existing street lights �� should not be replaced with lights that meet City Standard since the existing lights reflect and help w maintain the existing character of the neighborhood.• 24 4. The Board found at the May 21, 1990 hearing that _5 requiring 6 foot pavement extensions with 3 foot gravel shoulders on Church and Furnace, and 5 foot concrete sidewalks on Wilbur and Church would not be detrimental - to neighborhood character and are necessary improvements for two-lane vehicular traffic and improved pedestrian I3 safety. P ian ' 5 . The Board found, at the hearing of May 21, 1990 that / . requiring the applicant to sign a nonremonstrance agreement for future improvement of Church and Furnace streets adequately provided compliance with the Utility _- Standard, r 3 y r .=•_GE 3 DR 3-90-771 r __rp. - t A • ORDER IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of Lake Oswego that: 1. DR 3-90\VAR 6-90 (a-b) is approved subject to compliance with 4 the conditions of approval set forth in Subsection 2 of this 5 Order . 6 2. The conditions for DR 3-90\VAR 6-90 (a-b) are as follows 7 , 1. Prior to issuance of a building permit for lot 11 (the 4. 8 ,iorthwestern most lot) , the applicant shall: Provide evidence that the right-of-way on the �" 10 northwest portion of the site has been vacated. 11 (NOTE: If the right-of-way is not vacated, plans 12 shall be modified to eliminate units 15 and 16 . ) r . 13 2. Prior to the issuance of a building permit, the applicant shall: 4. 14 15 a) Provide evidence that Lots 1-4 and 11-14 have been re-recorded with Clackamas County. 16 '. t; f • • 17 b) Submit a soils report, prepared by a registered engineer. The applicant shall adhere to ` ' � 8 recommendations made in the soils report. , ..' c) Submit plans for the following improvements to the 20 • City Engineer for approval: j``:.'; `•` 1) Wilbur Street: Provide a 5 foot concrete 22 sidewalk setback from the property line with 23 grass between the curb and sidewalk. 24 2) Furnace Street: Provide a 6 foot extension to the existingstreet . z5 pavement with a 3 foot gravel shoulder. 26 27 3) Church Street: Provide a 6 foot extension to the existing street pavement with a 3 foot gravel 23 shoulder and a 5 foot concrete sidewalk at the • property line. i =-D d) Submit erosion control plans as set forth in the 11 Erosion Control Plans Technical Guidance Handbook. 32 e) Provide the City with a signed agreement of •t nonremonstrance and a petition for future street `'� :3 improvements for Church Street and Furrace Street, 410 F' 34 This agreement shall apply to all lot.„n with frontage �»'P Y on these streets . PAGE 4 DR 3-90-771 • y .� M.;.,( 1.' - • .. �-r � - ' ' .•,` • . % ..np' - 0 , •tr • • • ., 1 � L 3. During excavation of the sit�+•he a 1 •• ' 2 registered arborist on s ' pplicant shall have a +, site to assist in special ' !i° excavation around roots of trees designated for 4 preservation. 1 5 4 . During construction, •' the a licant shall provide 6 temporary fencing around the drip lines of trees along the perimeter of the site. 7 5• priors final inspection a roval for lex the 4,0,, 8 apt�licantha s11: anydu p • a) ,Install all landscaping around the unit as depicted �h 10 in Exhibit 3 . 11 b) Complete all right-of-way improve 12 in Condition l.d. mend=g as described 13 6. The City shall allow the removal of30" . only the CPdar on 14 Lot 11 and the 24" Spruce on Lot 13 . This removal shall 15 comply wit. LOC 55 . 050-55. 080. (Tree Cutting Ordinance) . 16 • f+ 17 18 • ,P y, 19 20 21 22 ,' • 23 24 • �5 , 26 r7 'P'• 28 :.'9 t�' .0 ' 31 ?2 38 _4 PAGE 5 DR 3-90-771 ` ` • e ,^ t ' • . o ,N. 1 • 2 I CERTIFY THAT THIS ORDER was presented to and APPROVED by the Development Review Board of the City of Lake Oswego. 4 ,) DATED this 4th day of June 19.50. e 7 :° t/‘'' -7 4/ . ' : 5r...._, . - c Robert H. Foster, C airman y. . Development Review Board 10 V 2 l+L.iy Secretary1 � II 13 'b. 14 ATTEST: *:S 16 FIRST ORAL DECISION - April 2, 1990 r 17 AYES: Stanawa y Y Greaves, 18 y, , Sybrowskreaves •Foster, Remy, Starr and Bloomer 19 NOES: None , 20 ABSTAIN: None 21 ABSENT: None 2 SECOND ORAL DECISION - May 21, 1990 23 24 AYES: Stanaway, Foster, Remy, and Bloomer • 25 NOES: None • 26 ABSTAIN: Sybrowsky 27 ABSENT: Greaves and Starr • WRITTEN FINDINGS - June 4. 1990. 29 • 10 AYES: Stanaway, Sybrowsky Foster and `' Remy r' 31 NOES: None 32 ABSTAIN: Greaves and Starr • 33 ABSENT: Bloomer 34 PAGE6 DR 3-90-771 _ .. o Y , I ••.... -.. . ':...:..' ,...'. 4 r 4 EXHIBIT TOO LARGE TO REPRODUCE • • • } • .� ,• EXHIBIT H • • • • • • • • • • • • • • • • • • • ' � �ty f 5 xi a a CLACKAMAS CO. • Section 10 next mpage i } -..] LiLl Li 1 - . -1-J iir -}]i h,1]° W . N°A-'D^IO~e,f°i 1�L 1 ~^eQ\ !i C`u8 AYE +l01_!; '}i J '}e :I♦''i-ti'a w ri "T •r.0 a 11 °..•.TSP _ • ..;:, 1 ` : Y 1 { ib > u • i.`1: . 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"- u I3 :: 8 g P ° 881NI .+11rr +' 4•++ � {e iun `y CEDAR / r. 6"1"6 e �t, SI' 1r0 (bV +d1 04 I}}. �' �/ t3T 1►/i i1 EXHIBIT E r ..i E"- agiL..f.� liii: Y . G I' .4p . otiDA ti ,I till olt.. + 110 e .: : +ems. w•-'/ 1 u' w tr••1.". t: ';'; ' YINe a If 111„^4` �" I}ia �e , . •. 1 e °o'e 1 " 171 Ili` 0 y L y u11 t ,..Iw {, ��. ! y . • .d a T ►, ':o, C[- ;'".ti f1 A.. •.I�e•. ♦.�.i 1}►�, .>.u. IHi w 1"w• , I i l Z. Ifio Ilie„ S 4 1• i 1i- Y lit° 1il 4 ° I Iloi -wA a l l` $1f151i t]011 Weft, 1]0 e " OR Ls`Gio ,. 1' it�1,ti.1 .I I, l lWi .7 -•( 1}!i 1 " t u Cai ` ` 1]hi ! 1 , }• y Imo,"Itlu}i ]1el '1 t 7- r 1 I 1 ..1 • , . e • ' , w ffi 1t E 11 E „i. . • 4'4 1 181ut �I �! / .a^.r - - ". : •_-+.L�.m.�. �� - ..,I 11'>i r •,1eo 1 1`' tef M 1 G 1. r foe' N, SraE[r 'ii' I Y!�� I x at °to. IIkIIINAN •. " tY j •` I y ••• • \/ '-_ • • • • • • • • • . , • • • • • • • • • • • • • • v '1. • • ' • • VI Pke Os sot 369 Lake MEMORANDUM Oswego 1joi Oregon 97034 I 503.635.0290 Engineering TO: Development Review Board ;! 503.635.0270 Building FROM: 503.635.0390 Michael Wheeler, Associate Planne00 FAX 503.635.0269 SUBJECT: DR 23-90 til DATE: January 7, 1991 . Z The followingshould be addedUtility under Utility Standard (14.01)5-14 040) on page 6 of the staff report dated December 28, 1990: Wilbur Street is 34 feet wide, curbed with parking on both sides, but no sidewalks 0. along the block between Durham and Furnace Streets. Wilbur Street west of Durham Street has a property line sidewalk with a planter strip which extends west to State Street. Street lights are located on utility poles along the north side of Wilbur Street. A street light located in the middle of the block is served by an overhead electrical wire. Durham Street is a 16 foot—wide paved street with no shoulders, and no sidewalks"`. 0 u j> on either side. Electrical service is located overhead on the east side of the street. k, .' The applicant must install a 5 foot—wide sidewalk along Wilbur Street, similar to the one to the west of Durham Street , The applicant must construct a curb and 3o half—street improvement in Durham Street along the site's frontage to match the existing improvement in Durham Street one block north in front of the Z Oddfellow's Hall. The applicant will be required to tie the curb into the existing ' radius at the southwest corner of the site, install a handicap ramp, and construct a.is, ,, E 5 foot—wide curbline sidewalk in Durham Street, This curbline location is ' R intended to aid in the preservation of trees along the site's westerly perimeter, Lil Durham Street is a pedestrian route to George Rogers Park; a sidewalk exists • s. along Durham Street north of Church Street. • Because of the perimeter location and condition tr� . on of trees a the site, the applicant will be required to consult an arborist in the design and construction of the Q.• required sidewalks, All of the measures mentioned above 03 condition of this action, will be required as a Condition number Lb, should be amended to read: 1, Prior to the issuance of a building permit, the applicant shall: NUJ ai • ani • • 1 r' 0 • ' • b) Submit plans for City Engineer approval for street, sidewalk,drainage , • improvements and underground cable utilities for Durham and it Streets as follows: Wilbur t 1) Wilbur Street: Provide a 5 foot concrete sidewalk,the location and design of which shall be determined through written consultation with a registered arborist, in an effort to retain trees along the site's southern perimeter. Relocate electrical service to existing mid—block street light underground. 2) Durham Street: Provide a curb and half—street improvement to match existing right—of—way improvements in Durham Street north of Church Street. Tie curb into existing radius at southwest corner of the site and provide handicap ramp. Provide a 5 foot—wide curbline sidewalk, the design of which shall be determined through written consultation with a f registered arborist in an effort to retain trees along the site's western perimeter. Exhibit 10, a letter from Clair and Janet Banks,dated December 31, 1990 is attached for your consideration. y1 MRWiba roRK roliR23 9onl.mo • • • • • • • • • M N „ p 425 Furnace Lake cswe .� o Cr .` 9 r Gece31 , 1990 c Development Review hoard City of Lake uswe '.10 DR6 23 - 90 3 �. 1g�o We approve of the duplex aeveloome nt cro osed by Oregon ,Management Group . It will f- t into the existing neighborhood viisu ally , rye are sorry that 2 cedar treks will Q ,� : .. tc be taken out but we need understand the various reasons for the need to remove them . Y ,• .� We would hope that the maple tree in the zee of the street could be saved by 1 ) not • equiring curb improvements and / or r 2 ) by going around it . , Yours , C bm,k Glair h . Lanks ` .ram,-; e JGnet .. c. lit, S • 4 EXHIBIT I ► a b2 23-90 . 1. b • • • G Ie •• • • • 1• • • • • f, • • • • • • • • • • • • • • • • • • • • • .• • • • • 1' w. • µ STAFF REPORT CITY OF LAKE OSWEGO .. . ]LAND DEVELOPMENT SERVICES DIVISION-- APPLICANT: FILE NO,: MacKenzie\.Saito DR 25-90 PROPERTY O R: . STAFF: Maluccio Company Michael R. Wheeler LEGAL DESCRIPTION: DA-- RP1'ORT: f .. Tax Lot 3200 (portion) of December 28, 1990 Tax Map 2 lE 18CC • LOCATION: DATE OF HEARING: r January 7, 1991 North of Lakeview Blvd. between S.W. 65thAvenue and S.W. Kenny Street EQggO D ASSOCIATION: CO_ MP: Pt.A tvD ESIGNATION: Waluga IP " • ZONING DESIGNATION: IP • • I. APPLICANT'S REQUEST The applicant is requesting approval to construct a 20,142 sq. ft, building for light manufacturing and office\warehouse use. Site improvements include 46 parking spaces and . landscaping on 25% of the net site area. A half—street improvement is also proposed, II, AP LI _� CABLF REGi1T A'r Qm • A. City of Lake Oswego Comprehensive Plan: • Impact Management Policies General Policy I, II, III 7'+ Industrial Land Use Policies I. General Policy I S • DR 25-90 . Page 1 of 8 • • B. City of Lake Oswego Zoning Ordinance: LOC 48.355-48.370 Industrial Park Zone Description (use, setbacks, ..,; height) `. ` • C. City of Lake Oswego Development Code: *. LOC 49.090 Applicability of Development Standards LOC 49.130 Classification of Development F.. ,,,. " LOC 49.145 Major Development , LOC 49.300-49.315 Major Development Procedures • LOC 49.610 Quasi—Judicial Evidentiary Procedures LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approvals D. City of Lake Oswego Development Standards: 2.005—2.040 Building Design 5.005—5.040 Street Lights : 6.005—6.040 Transit System 7.005—7.040 Parking&Loading Standard 8.005—8.040 Park and Open Space 9.005—9.040 Landscaping, Screening and Brffering z 10.005 — 10.040 Fences 11.005— 11.040 Drainage Standard for Major Development .: 14.005— 14.040 Utility Standard ; ' 18.005— 18.040 Access Standard • 19.005 — 19.040 Site Circulation—Private Streets/Driveways III. FINDINGS • A. Existing Conditions 1. The site is composed of 55,797 sq. ft. in a trapezoidal configuration located on the north side of Lakeview Blvd., south of Kenny Street. 2. The site is generally flat to gently sloping, draining southerly to Lakeview Blvd. 3. An existing twelve inch water line is located in Lakeview Blvd. 4. An existing eight inch sanitary sewer line is located in Lakeview Blvd. 5. There are no storm drainage improvements existing to serve the site, 0 6. An industrial building is located on the adjacent site to the southwest portion of Tax Lot 3200, 7. There are no street lights located along Lakeview Blvd. t \ \ • a{ q DR 25-90 _., • am :- Page 2 of 8 y .. .. p t B. Previous Action,; The site has been the subject of the following City actions: , '.?. '� SD 11-90 Minor Partition of Tax.Lot 3200 (Exhibit 14) C. Proposal; The applicant is seeking development review approval of a 20,142 sq. ft. manufacturing 0�� warehouse/office building to house three tenants. D. Compliance with Criteria for Approval:t:. As per LUC 49.615,the Board must consider the following criteria when evaluating a:" . ' major development. 1. The burden of proof in all cases s upon the applicant seeking approval. • ` The applicant has borne the burden of proof through submittal of documents marked as exhibits, accompanying this report. 2. For any development application to be approved, it shall first be established • that the proposal conforms to: a. The City's Comprehensive Plan Applicable policy groups are: Impact Management Policies •• These policies require protection of natural resources from development, comprehensive " ; review of development proposals, and payment of an equitable share of the costs of s, public facilities. These policies are implemented through several Development • Standards, addressed further below. The policies require assurance that distinctive areas °'' will be preserved, soil will be protected from erosion, trees will be protected from r ; removal, streams will be preserved and that density will be limited to achieve these results. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies. Conditions of approval will be imposed when necessary to assure compliance. Industriaand Use Policita k• i • `- These policies require that the City require to encourage environmentally compatible industrial development. Specific Policies which implement the above General Plan , Policies require operations to be conducted within an enclosed wilding, exterior lighting must be designed not to shine upon adjacent residential zones; and all outdoor storage must be screened from public view. These requirements are implemented through the IP '" and-strial Park) zone, reviewed next in this report. b. The applicable statutory and Code requirements and regulations. • , Zoning Code Requirements and Analysis • The site is zoned IP andwitrial Park) which requires a minimum floor area ratio (FAR) of 1.0 [LOC 48.375]. The zone requires the following minimum setbacks [LOC 48.370(l)j; ` • DR 25-90 Page3of8 , i;f • • 0 ,. '. Front yard: 20 ft. Rear yard: 10 ft. Street side yard: 20 ft. Side yard: 10 ft. The applicant's proposal meets these required setbacks as shown on Exhibit 5. The maximum height allowed by the LP zone for structures which are less than 60 ft. • from a residential zone is 40 ft minus one foot for each foot the structure is less than 60 ft. from the residential zone [LOC 48.370(3)]. The applicant proposes a structure measuring 17.5 ft. at the top of the parapet, )which complies with pthe requirements. •, proposed structure is 50 feet from the county's R-8.5 zone south of Laew Blvd TheA maximum height of 30 ft. would be allowed. • Specific conditions applicable to the IP zone which are found in the Comprehensive Plan • are as follows [LOC 48.370(4)]: General Policy I: Specific Policy 6 requires all manufacturing operations in industrial parks to be • conducted within an enclosed building. The applicant proposes manufacturing, warehousing and office use. All is proposed to be within the structure, manufacturing Specific Policy 9 requires exterior lighting to be designed ' property lines adjacent to residential zones. g not to shine beyond The applicant proposes wall mounted exterior lighting which will comply with the requirement as shown on Exhibit 9, The nearest residential zone is adjacent, 30 ft, south of the site. Specific Policy 10 requires all outdoor storage to be screened from public view, The applicant proposes no outdoor storage areas other than a screened trash receptacle (Exhibit 12). Specific policies applicable for the Lake Grove industrial Park are as follows: Specific Policy l.d requires the City to encourage developments on small parcels to develop shared access with adjacent access wherever feasible. Based upon the dissimilar uses adjacent to each other, shared access is not feasible, Staff has reviewed the applicant's proposal for adequate sight distance and has found it to t. be in compliance with City standards. Develonm Code RaQuiremen�r nnri Ah aI LOC ('hunter 49 , This applicant is appropriately ''eing processed as a major development, Other than t applicable development standards, there are no other Development Code requirements pp icable to this request, • • DR 25-90 P Page 4of8 ••' Tree CuttingRequirementsy�`s' Ordinance and Analysis ,'..1 This or dinance requires that only those trees which must be removed in order to site u proposed improvements will be approved for removal. There are 50 major trees on the site. The applicant has indicated the location of these existing trees on Exhibit 5. The applicant has indicated 14 trees proposed to remain on Exhibit 7. Approval of a tree cutting permit application is required and may only be approved upon issuance of a building permit requested subsequent to this action. c. The applicable Development Standards Buil in D ign_(2 OOS 2 (14n1 ' ' The proposed structure is a tilt—up concrete building which will be poured and assembled , • on the site. The applicants have indicated the proposed appearance of the stru;lure in Exhibit 6. The colors and materials proposed are displayed in Exhibit 3. "44r This standard requires the design of buildings to complement nearbybuildings and surroundings. The elements of the structure (windows, doors, lights, awnings,etc,) are eto be complementary to the building upon which they are located, Mechanical equipment is required to be screened from view. The proposed building elevations are gray painted walls with a dark gray colored band. The front elevation is composed of three glass office entries, and two roll—up overhead doors. Overhead concrete panels painted gray forming a linear design separated by are proposed to be interrupted by bands ' coping. A darker g p green—colored reveals and topped by green painted gray accent will be painted in an area above the glass entry and continued above the top of the overhead doors. Exterior lighting is proposed at two locations at the top of the west elevation. The window and door glazing is proposed to be a tinted smoke—gray color and the frames are to be painted green to match the painted reveals. • The applicant's narrative (Exhibits 2 and 10) is intended to demonstrate that the choice of colors is complementary to nearby uses, • Shreet Lights (5,005—5 0401 Street lights must be located along Lakeview Blvd. in order to adequately serve the development proposed. The applicant has not provided a street lighting plan. Site lighting is proposed to be by two 150 watt high pressure sodium wall mounted lights and two pairs of pole mounted 150 watt high pressure sodium fixtures, A street lighting plan • will be required as a condition of this action, if approved, Transit System (6,005 —6,040) The nearest transit route is located at the corner of 65th and McEwan Road and runs south from that intersection, No hard surfaced paths exist between the site and the transit stop. A sidewalk is not required to meet this standard, but will be addressed under ���* • utilities, ' • • Parking and Loading (7,005—7,040) This standard requires one parking space per employee based upon maximum shift at full development, No more than 50% of the required spaces may be compact spaces, DR 25-90 Page 5 of 8 • ' - + t 4 ' /:.. • t• The applicant proposes 46 spaces, two of which are for handicapped users. Sixty—eig percent of the spaces are proposed to be full sized and handicapped. This amount provides for 21 employees at maximum shift. • • One loading berth is proposed, access to which is dependent on turning and backing movements from the proposed driveway entrance. The applicant has eliminated si parking spaces so that such movements will not interfere with other parking spaces provided. • Park and Open Space (8.005—8.040) This standard requires that the applicant provide 15% of the gross land area of industrial development in open space or park land approved by the City. There are no natural areas on the site that meet the definition of open space which should be preserved. No ` Distinctive Natural Areas which affect the site are identified in the Comprehensive Plan. This standard allows the requirement to be met through the provision of landscaping which meets the requirements of the Landscaping Standard, which is also 15%. The applicant is proposing to landscape 25% of the site, which will comply with the requirement(Exhibit 7). Landscaping Screening` nd B offering(9 0OS 9 04Q) This standard requires that industrial development provide 15%.of the net buildable in landscaping and/or open space. The applicant's proposal provides 25% landscapi which will comply with the requirement. A trash enclosure is proposed to be located the site. This method of screening will be addressed under review of the Fence Standard, next. An irrigation plan has been submitted by the applicant (Exhibit 7). Fences (10.005— 10,Q40) This standard requires fence heights in districts other than residential to be reviewed by the Development Review Board during review of proposals, The structural side of the fence must face the owner's property. The applicant proposes a site—obscuring wall to screen the proposed trash receptacle. A construction detail has been submitted to demonstrate compliance (Exhibit 12). The enclosure is composed of concrete materials similar to the building itself. This .:: •. .. • enclosure will be painted to match the neutral color of the building (Exhibit 12). Drainage Standard for Major Development (11.005— 11.040) This standard requires that a positive drainage system be installed and that detention will • be provided. The applicant has designed a drywell detention system which as been ' reviewed by staff and found to be acceptable (Exhibit 5). Compliance with recently adopted Dept. of Environmental Quality (DEQ) regulations has not been shown by the applicant. Because compliance with DEQ regulations could alter the design of the site,and because compliance has not been demonstrated by the applicant (because they were not informed about the requirement), staff suggests that this application be continued to• \\: allow sufficient time for such demonstration. N. DR 25-90 ,. Page 6 of 8 1 r • �. ., ... S' , r ' h. V \ Uri_litySt nd rd (14�]4•Q401 r This standard requires that infrastructure improvements be installed underground, where • � possible. All utilities shown on Exhibit 5 are proposed to be installed in compliance with this standard. The Fire Marshal has indicated that fire flows are not adequate to serve the proposed building without alteration. The available alterations are: (1) to reduce the size of the building to a size appropriate for the 2,944 gallon per minute fire flow available in front of the site; (2)provide a sprinkler system throughout the building; or(3) install four hour fire—walls between tenants. �, The applicant has not been informed of these alternatives nor considered their impact on the design of the structure or the site. Staff suggests that this application be continued to allow sufficient time for such consideration. The applicant must widen Lakeview Blvd. to minimum City standards. Road widening is• subject to the road widening requirements of the City Charter. The applicant must comply with these provisions (Exhibit 13). A half—street improvement will be required; which must be designed to achieve a 20—• 'year life. The improvement must include a five—foot—wide property line sidewalk. Cable utilities must be relocated underground along Lakeview Blvd, and within the utility• easement remaining following the vacation of Kenny Street, The existing pavement along Lakeview Blvd. is offset within the right—of—way. Because • of this the applicant will be required to surveythe existing the ends of the proposed half—street improveent to avoid adverse design impacts onavement for 250 ft. nd affected properties. A related requirement was imposed upon the parcel from which the site was partitioned.The approval of SD 11-90 (Exhibit 14) requires that development affecting either of the parcels proposed by that approval would prompt the construction of a half—street improvement, undergrounding of cable utilities along Lakeview Blvd., and pavement of an existing gravel parking lot on that parcel. All of the above will be required as a condition of any building permit requested subsequent to this action. All of the above requirements will be addressed as conditions of this action, if approved. AccesytStandard (18 005 18 040) • This standard requires that each parcel abut a public street provides 227 ft. of frontage in compliance with the standard.rThe at e to dard allows the 25 feet, The City to require shared access with a neighboring site if necessary to prevent adverse impacts on traffic flow. A shared access would not be compatible with adjacent industrial uses, Sit ircular' ion —Priyat �tre�ts/Driv ways (19.005— 19,040) This standard requires that the layout of development be such that fire trucks will not have to back out, However, because the site is so small fire trucks will not maneuver on sits to fight a fire, The standard requires • private streets (the parking area, in this case) not to exceed a 4; maximum grade of 15% and to be drained by a storm system of a minimum of 10 inches in diameter, The grading and utility plans in Exhibit 5 demonstrate compliance with this standard, • DR 25-90 '. Page 7 of 8 • :r • it • is�ulation—Bik w�yc and�Y�a?;,.3,ayc�(20 005 20 0�,01 This standard requires that major development provide for bikeways and public walkways at locations now determined by the Pathways Master Plan (Exhibit 15). The site is not on a pathway route. • • d. Any applicable future streets plan or ODPS r { There are no such plans which affect this site. • E. Conclusion: Based upon the absence of demonstration of compliance of recently adopted DEQ regulations regarding phosphates, and because of measures necessary to pprovidefor deficient fire flows available to protect the proposed structure, staff concludes that the proposal does not comply with all applicable criteria. Staff believes that the applicant • can comply and should be given an opportunity to demonstrate compliance. ;' M. RECOMMENDATION Based upon the conclusion noted above, staff recommends that DR 25- 90 be continued until 2. •••0 February 4, 1991 to enable the applicant to address applicable DEQ regulations and fire flow requirements. • EXIiiB1TS 1. Tax Map 2. Applicant's Narrative (Part 1) 3, Exterior Color Board(not reproducible; available at hearing) • 4. Site Plan 5. Site Grading & Utility Plan ,. • 6. Elevations • 7, Schematic Irrigation and Landscaping Plan 8. Tree Location Survey ' 9. Lighting Plan 10. Applicant's Narrative (Part 2) • 11. Floor Plan 12. Trash Enclosure Detail 13. Section 40 of City Charter regarding Road Widening 14, Staff Report; SD 11-90, dated July 13, 1990 15. Pathways Master Plan (portion) • 16. Ordinance 2013 vacating Kenny Street iDR 9arvI 40 . . DR 25-90 ` • ^ Page8of8 • ®/ .. SEE MAP 2 1 k �i ti le r3 e. • . ! yi :., I al' • � o. A'•. N ter- i s a/' Ce.V 6 8-i2308 s333 20 r, 3000 5% �. ,, � h 62D! S' 1JJ I0 a o f�I, 57 iao- i � ►• S° � 1400 40 It � �,� • .kf K " ? '..1.... , ,At I83I5 - ,1 . 18 3'1 ' = ' ii). i %So? )7., ',,?.. so* PS '•cP64‘ ` 1 .- Diil.,eb . '18341 w 61 <. Ia/sT ..s.oF' 15 __ ' ' !� h 1200 _ ,,, °S * ' c test "+` ::: A.le' ^b�°Teel„•' r 19369' ., • ix _ .% 2 y., ..et, qt. F� 16 r °� �` `' Di So i3� 3 4,. : . 184$I :c _ir. ,, ,LgP 9 1 �O. ,3a} � a..• ems;.tr•.ro•"ti ..ro.er a 61 s 's`-, •.. crt: .. V c t' �, a u 1l 6600 0 f t k 0 6505 u 4 6504 : f a ��p t, 6506 Z„ 13515 ^r $8520 V. 18521 �; O 4 /14.5r• 9 �� • ,5 ioZ o o h .. ' Q> 5200 :; �' , YIi•RR'u•r ;�. ��c , W A 18630 �� •I r`. �6503 �i G700 I.. w \}fi h R M • I E 543 6 b� 1e53e dry+To.optp 6 Z 3 i.,+.xe 1 . 6 ��, o ,t4d/• NdD•!s•oD 3600 . 5300 • 6507 .ra� + ♦ A. 9��i U9 tc �Yo' 1 tFSw 1 `o R 18660 y I8555 p,. ` t itr, s>' EAC�g.:: 7 2 �� • 65. _ • ♦44 T lass EXHIBIT ,�,� '' 3500 'r,5400 ' .r� 6508 J''d o•• e N b 2 :I" a ►• 4 ir£u M 18690 v t • '' 6345 b b b �1 r Y 8 .� Ss �,PI o a^..�.t G "1 p • < 1.•1 1 1..� +�i f 1 1 1 1 1 1 1 1 r �.f cMnf•I�'�. . � 6 +•'.1 r r!rJ Yid d �l n • � �11 C V R Y Y 1 • is y • .I, p• •i • • • � •K: .;SIJn y;± • • • • • 11. • • • 'a! 1 . ' 1 is • ' + • 1' Y , 1 • • ♦', - ,. • •. . . • LAKEVIEW CENTER . .•. • . • •, . . • .. • i Y • • • . . Development Review Application , November 21_, 1990 Revised December 11 , 1990 • ti ,tl • • • GNF Construction • • EXHIBIT ($TV>) E txz, 2,5-90• `� r Y • n ,1, • • • • • •i • . • I. .N�T'�df�E ®F APPLIOATIOIV/GENERAL. DESCRBt�'rtn� n� �a�n '$ST This application and attachments constitute a formal application by GNF Construction, Inc. •("the Applicant") for major development review apVoval by the City of Lake Oswego Development Review Board. • • The "Lakeview Center" project is on 1.28 acres of vacant land located generally north • of Lakeview Boulevard between S.W. 65th Avenue and S.W. Kenny Street. The north boundary of the site is adjacent a portion of S.W. Kenny Street, which is proposed to be vacated. A minor partition has received preliminary • would separate the subject parcel from the larger Tax Lot3approval 200�Thhe m the City land division h nw has not been recorded as of this writing, as o Lakeview Center will include 20,142 square feet of building area. The building design . , ` will provide flexibility for future tenants (which will range from light manufacturing (Lindsay Cutting Tools) to office/warehouse space (for the applicant) in accordance with the City's "Industrial Park" (IP) zoning district. Associated site improvements• include 46 parking spaces and 45% (of net site area) landscaping. A half-street improvement (S.W. Lakeview Boulevard) also will be constructed as a part of the project. • It is the goal of GNF Construction to provide a high-quality facility which will 4I) • successfully serve a variety of "Industrial Park" tenants. The accompanying material • demonstrates that the Lakeview Center project meets this f conformance with the City of Lake Oswego Development odes and guidelines.oal, while alsoving . • :d • • • •. G 1 • ;" • 1 • • . - • *62c,": be11 i non JI • ... a '' r a • - ir♦ - �' q - SW Thy Je C' C.„ . . %•'...% CENTER OR. ... 1IC R�$ /YA 1.i:S •�P\ I 1 1 ' .is. • 1, TA! 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"�• sw x YZATA i c ea°°(5 , luz LEa�aT�". y -. • 51q f n ' + 1 .�. ^Vfa`` Dawn C u vs 8 1 3(l"0 z r_ + • 'CNINQtItI�7- PARK 1 `���r Ga hX 7t, Sr �_„� ,W m3J 5VW[7AWN •"•`3�; �W • ;t' 1 C '_qo' cy' y�.� CT' o v1a- • �` STIR e CC..' 1� • CYO ?`yi coLBY w 5070 r 3 � ., a • i'�..�'� J/ • `���• '�\�C1�4/f't}s' lL/V 1 ,,�r'�„°�' 0,.. 'n Clti `t ��/ .a.r�.,+r SW 7�.r .tea w i. E • z -II U ..., , cn amt JB:V . ✓SJ• 't SAI :a S' .� �O°• , tI yc,i1 Fs I c .1/ d PrJ ei/t • i•IVgGr, 1 M 1 SW 1/4 S 'N I/4- SEC 1 S T 2S. i .? I 0, CLACKAMAS COUNTY ii c, • • • vl �� .�' / SEE MAP 2 I E 18C8 1 ' Q 1 PP, EV N/A.GATI01.4 or: — z,.. cil _ , • . ' ,.. . .:- ‘-C-/ • . , iininuilraitga mmummum 3000 eie ' , '''i v ? 4. , n . 5� / 1s S7; • °firOVZ o 4> 2E ,Cm I J "" I I ' tI�� ` Dc,��� r ,c,..„ �� 1, 0 fie, ,;<i ep-,• .. , 111 LOP / lel IP I.%1. I • 44, r" Se\ r 171, aOV M 44 \t") ,45:: .0 zr D• i 1' p 1 • w 4• ;; • gel D l,�°](���• •" %: fi• ie jars ♦ w .� i. VS: i; ` ' ' 4+ of •4J.• ` n .„.4/ c4\63 , . 4700 .3/4 • • t .• /•� / it•,':1 9 ,, (s% C °b ... .N. .. Ia ° y. ..r c, pci IIOO Cv 3 • - +• 1, N yr G 6506 r°' GbOY . ►i COOL) ►: ...-� •., 5200 •Kl. —� v6 ,5 r: tl �+ 18 .. • '�' �• • 650°:S 41.,I. 6700 I wO ••I•/•-it-••• N ,,r --0vti, 1 • . • .fir ai to , , , • r II. EXISTING SITE ANALYSIS • U As noted in Section I, the subject site is 1.28 acres in size and fronts S.W. Lakeview ` • Boulevard. According to City staff, no additional dedication of right-of-way is required to construct the half-street improvement. The site has a gradual slope f 2%), dropping in elevation from north to south towards Lakeview Boulevard. As Indicated on the 'Tree Location Survey," a variety of trees exist on the site 1 including Fir, Cottonwood, Spruce, Maple, Cherry, Alder, and Apple species. As .discussed in a later section, a majority of .he trees will be into 0 of the project, Incorporated into the design General soil maps Indicate silty loam over alluvial gravel is typical of this analysis will be prepared prior to final design. area. A soils Currently, no vehicular access is available to the site (i.e., no existing curb cuts) and no sidewalk exists adjacent the site's frontage on Lakeview Boulevard. Utilities available at the sits include domestic water and sanitary sewer. Adjacent uses and /• structures are described as follows: • • North - S.W. Kenny Street (to be vacated); large warehousing facility; zoned "IP" - Industrial Park. • Eqpt- Small single-family residence; zoned "IP" - Industrial Park, • oath (south of Lakeview Boulevard) - Single-family residential area; zoned City •: ` "R-7.5" and County "Low Density Residential." .. • West (north of Lakeview Boulevard) - "McCormick Mechanical" manufacturin facility, g t • t • 4 • • ' • .. .., 411 : . tl 1 , 0 . . ' ^10 4fd D•1219O11nM Jl 2 If • ` f • • III. PROPOSED SITE DEVELOPMENT ' The following discussion will provide a description of the site, building, and landscaping design of the Lakeview Center project. , ,. A. Site Design Several issues were considered in site design, including physical characteristics of the property, existing/proposed uses in the surrounding area, and development requirements for the type of "flex space" building proposed. As described in Section II, the site lacks significant topographical changes, h providing some flexibility , • P 9 in site design; however, the shape of the parcel severely limits the placement of building and parking on the site. The Site Plan, as submitted,provides the highest degree of varied building lines without effecting the desired parking-to-building ratio of approximately 2.5 spaces/1,000 square feet. The building placement provides good exposure to Lakeview Boulevard and allows a majority of the parking spaces to be oriented so that headlights shine away from •` the residential area to the south. The site design also provides for drive-in door loading to occur at the rear of the site, which is not visible from the street. 4 , • r 1 The location of existing trees on the site also dictates a design that retains as many trees as possible. Of the 26 trees on the site which are over 8" in diameter, 14 trees will be incorporated into landscaped areas. These perimeter landscapes ,. . areas range from 10 feet to 35 feet in width. Internal parking islands are a ,, minimum 5 feet in width. All existing trees that are retained have been provided sufficient growth and air "space" for future growth, Trees located in the Kenny • vacation will be retained. B. Building Design The building design was generated in response to the requirements of the proposed user and the restrictions that the uniqueness of the property configuration dictated. The 'open-1" shape follows the north and east boundaries \' of the property allowing the opportunity to provide excellent exposure of the • `•• tenants to the entry off Lakeview Boulevard without compromising the residential character along Lake View to the south. The building will be constructed of concrete tilt-up and storefront glazing systems, The concrete will be painted in two tones of warm grey with accents of green paint along the cap flashing and storefront systems. The green was chosen to enhance • the tones of the "Greylite 14" glazing and to complement the warm greys of the body of the building. The richness of the grey colors will reduce the overall impact of the building by reflecting less light, thereby reducing the visual impact on the iii ' residential area to the southeast. Reveals are used to further delineate the color patterns along the frontage of the building, The reveals provide a crispness at the • , change of color and establish a sense of order to the structure, °• "' i2\00M6E11ihairJ1 3 " In the design of the frontage, care was taken to provide sign control for tenants. The band above the storefront limits the size and placement of signs and provides the Owner with a secondary method of control. Rooftop mechanical equipment will be painted out to blend in with the overall color scheme. They will be located in such a manner so that it is not visible from the street at pedestrian level. . C. Landscape Design As further described on the Landscape Plan, landscaping has been professionally • designed by Michael Faha, Landscape Architect. Generally, the landscaping design incorporates existing trees with a variety of new trees, shrubs, and • groundcover. ' Specifically, lawn is proposed on the site's south and west edges in response to • storm drainage requirements for a grass-lined swale. Ornamental landscaping has been located to enhance the building and site entrance. A screen of"Pacific Wax Myrtle" has been utilized to break up the east building elevation. • k4 In addition to existing trees, a variety of trees have been Included to address specific requirements of the building and site design. First, "Marshall' Seedless Ash" will be planted on the site's west property line to provide shading of the parking lot. "Scanlon Red Maple" have been provided in the interior of the parking • lot to break up the pavement area, yet provide columnar growth not in conflict with truck traffic on the site. Douglas Fir have been incorporated into the natural landscaping on the site's northern edge. The "street trees" adjacent S.W. Lakeview Boulevard (Cavalier Norway Maple) were provided at the request of the City staff. . • • • • • 4 - «13+5.4790 14‘1 ln.n J1 4 i • • • • • 0 . . • A • • • • • 711 1k Aum `r .:.• • ,' t'••I�•. . 1 • • ..'..**..‘': n.:: ..' • • • • ..' • • Y;• , 4 . '' 0 1 V • ,. •6 .4 j /1, I t== a • 1•w.+ qad ar u'w ni.,r .. r »a,+NY•Mww•l t Nos a /. ` ` 1n•d 1 i trNry•tV 1/t vrwaad) t". `._ -leW a •(l 1 :r T P �i{1g ar if t....a .aR6li ' 1 ., , , /� .;,Vll 1 iTL 1�.�^ i N� I 4. IWO • " ti 17er.- ...I.-. _._ i - ...\ .4,1 'ill.'71/‘. • , . . •, .•.[Ha 14 t lb `,. "Ah/nl�I;dJ1,`����lti• ^t �{4 n • �� + `' T -. , ' ,, . /X;:",-,/ .%S. •• , \ , , . � • , lard`' •w ` r.' ',~/ " •� r 7td .r j• ,t�1.4 •1 yGJ -.• ' \:Y' t 1 1� 0v 3 51ffiL[•12Rf19TION !. 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DEC 1, 'II i9JO 2S qo sl~ i • »u hEVIsED BUDMITTAL 12/1i/ I h_ 0 Y f .. r .. P 6• .. ..�.I "err i I - . - II IV. CRITERIA AND STANDARDS FOR; APPROVAL The following discussion will address the criteria and standards applicable to approval ,• ry of the "Lakeview Center' project. The Lakeview Center project meets all City engineering, zoning, and building-related standards identified by City staff, and no "special" land use approvals or exceptions are requested. Therefore, City of Lake • . Oswego review of the project is based on conformance with applicable standards of the Development Ordinance, Comprehensive Plan, and Zoning Ordinance for major • development review. w A. Conformance with Development Ordinance Standards 1. Historic Resource Preservation (1.005): No historic resources have been identified by City staff. This standard does not apply to the Lakeview Center. •, 2. Building Design (2.005): This standard requires that the building be designed to complement adjacent structures of good design and existing site conditions, minimize security risks, reduce noise impacts, and address roof drainage. In addition to the discussion regarding the project design in Section III of this narrative, and the attached drawings, the following will address specific"building design"standards of the City's Development Code. It should be noted that'subsections 2.020-1.b., 2.020-1.e., and 2.020-6 are %. • not applicable to this project. • Relationship of oroiect to existing buildings, trees and oaths, bridges and other elements of the built environment (1-A). , Specifically, Building Design Standard requires that buildings shall be ' designed ". . . to be complementary in appearance to adjacent structures of • good design . . ," with regard to materials, roof lines, height and overall proportions. In the past, City staff has indicated that "adjacent structures" ".: includes those immediately abutting the subject site, and structures immediately across a street or right-of-way from the project. Therefore, the following will address the relationship of the project design to the adjacent structures: n • North: Immediately north of the site are large earth-toned steel and sheet metal industrial buildings approximately 30 feet in height. The subject building will be compatible with those colors and will provide a step-down in height toward Lakeview Boulevard and the adjacent • residential area. The Lakeview Center will provide a buffer between these industrial buildings, with their large unlandscaped parking areas, /1 ` • and the residential area south of Lakeview Boulevard. , • • East: The single story residence immediately east of the subject site is located in an industrial park zone and is therefore non-conforming. It is . ' 0 a 30-40 year old dwelling, green in color, which would abe expected to ,},' :4 redevelop in the future. -4 • . • t EXHIBIT a 10 CPe") - 5 - ZS-10 \, • South: As indicated above, Lakeview Center will provide a good ' . transition in size, scale, and height from the large industrial buildings to ;,, ' • the north to the residential area to the south across Lakeview Blvd. All . of these 20-30 year old dwellings back up to Lakeview Blvd. • West: McCormick Mechanical is a pre-fab steel building approximately Y 30 feet in height, with a smaller wood-frame office in front (approximately 20 feet in height), Lakeview Center will provide a break in building mass and . scale as viewed from Lakeview Boulevard and will be . , complementary in that regard. 3. Stream Corridor (3.005): No existing drainage courses exist on the site. A j` "grassy swale" will be developed on the site for pre-treatment of storm water. • 4. Wetlands (4.005): No wetlands have been identified on the site; therefore, • this standard does not apply. 5. Street Lights (5.005): The lighting in the parking areas and on the buildings will be arranged so that it does not create glare on adjacent properties. indirect and shielded fixture types and other lighting data are included in a Section III and on the Site Plan. As required by City Code, the maintained level of illumination on the internal parking area will be between 0.15 and 0.40 • average foot candles, and the uniformity of illumination will be between 4:0 and 10:1. On-site sidewalks not within the parking area will include low-level '4, • lighting of less than 0.3 average foot candles, and a maximum uniformity of illuminating ratio not to exceed 20:1. No street lighting currently exists on S.W. Lakeview Boulevard. • .: 6. Transit System (6.005): The closest transit stop (Id-Met) is at the ; intersection of S.W. 65th/S.W. McEwan Road (Route #36; two-hour frequency). There are no sidewalks nor paved pathways in the area. 7. Parking and Loading (7.005): This standard requires that all major I. ; . developments provide adequate parking and loading needs for the project. . The project will provide 46 parking spaces. The building is anticipated to - • include approximately 21 employees at "maximum shift," based upon anticipated tenants; therefore, City parking requirements will be met. It • should be noted that the November 21 application package Indicated 52 spaces. However, 6 have been removed to ensure that the truck dock will have unimpeded access. 8. Park and Open Space: Approximately 25% of the site area (15% required) will be reserved for landscaping in conformance with Development Standard #9. / . - y 9. Landscapin9+ Screenin9� and Buferin9 (9.005): This standard re uires that industrial development provide 15%of net buildable area in landscaping. y • , The Lakeview Center project provides 25% of the site area in landscaping, - - 6 - •'11b I2 QO46T 11 nen JI ' ^ As described in Section Ill, landscaping will be professionally designed and maintained. Specifically, the landscaping conforms to the standard for ' approval by providing street trees adjacent to Lakeview Boulevard. Parking lot plantings are designed to provide a softening of the paved area, yet maintain a safe and visible parking area. The parking area will be screened • from Lakeview Boulevard by use of plantings. Landscaping will enhance the existing natural landscaping on the site and complement landscaping on r ;~ adjacent properties. 10. Fences (10.005): No fences are proposed. 11. Drainage Standard for Major Development (11.005): As indicated on the Site Grading/Utility Plan, parking lot drainage will be directed into one catch basin, sheet runoff into a grass-lined swale, and then into a drywell. The • '. depth/slope of the swale will not be a safety hazard or maintenance problem. Roof drainage also will be piped to a drywall. Final design of this system will • meet Tualatin Basin drainage standards. °"' 12. Drainage Standard for Minor Development (12.005): (See Development Standard #11) •4, ` 13. Weak Foundation Soils (13.005): Preliminary field review and general soils , information indicates that soils on the site are acceptable for project I development utilizingnormal construction tech niques. A soils report will be • accomplished prior to final building design. 14. Utility Standard (14.005): Public sanitary sewer and domestic water are currently available to the site. Miscellaneous utilities (telephone, electrical, etc.) will be provided underground to fully serve the project. A sidewalk will be constructed on the site frontage. 15. (No Standard) • • 16. Hillside Protection and Erosion Control (16.005): The site does not ,, . / • ' include areas of potential severe erosion and/or severe landslide/ hazards. 4, • a yV Normal construction methods will be utilized to control erosion. , i 17. Floodplaln (17,005): The site does not include any areas of special flood hazard. .:. 18. Access (18.005): Lakeview Center will include one driveway to Lakeview "1 • Boulevard which has been located at a distance from existing curb cuts (on • the north side of Lakeview Boulevard) to minimize traffic congestion. The curb cut to the property aligns closely with S.W. Donlee Way. • • 1 , I/• - -90•12,034BB\Ilnan Jl-� i , , .. E. Comprehensive Plan tom " The Comprehensive Plan test-has been reviewed with respect to this P project, and applicable policies have been considered in the design process. Although the • ' individual policies are addressed through the Development Code standards, 71 additional comments on major sections are addressed below: . 1. Growth Management The Growth Management Policy Element of the Plan establishes general procedures and methodologies for development within the City. The project is consistent with the criteria for service provision and Development Code criteria document conformity with these standards. �® 2. Natural Resources A It' 4. --. The Resources Policy Element addresses a number of Issues. The policies relating to habitat, natural areas, hillsides, and erosion do not apply to this site. Noise, energy, and solid waste considerations are addressed in site and • building design. There are neither significant wetland nor water courses on ° the site. '� 3. Social Resourcesto , ,,,, . ( • The Social Resourcesidentity,Policies relate to neighborhood social , interaction, and job opportunities. The project will enhance employment, but -' will have no other direct relationship to these policies. 4. Economic Resources The Economic Resources polices stress the preservation of commercial and development activities, with a commensurate inventory of suitably zoned land. The site is zoned "IP", and its development will enhance economic activity in the area. e 5. Land Use Activities • a. Residential - not applicable ' b, Commercial - not applicable • c. Industrial: The Industrial Land Use Policy Element stresses the need to f I • ,..�! • encourage environmentally compatible industrial development located in '' 3/4. visually attractive structures in landscaped settings, It also establishes specific policies for the Lake Grove Industrial Park District, Including d preservai, n of trees and protection of adjacent residential areas, These ° ..,. policies are met through approval of the Lakeview Center project by the ) ,, • Development Review '3oard. i a, •p Implementation of the Comprehensive Plan is therefore directly related to conformity with Development Code criteria, This brief overview of key issues, and " ' • 8 the preceding detailed analysis of the project with respect to Code criteria, show that the project conforms with all applicable provisions. / ' C. Zoning Ordinance The basic development standards for this site are provided by the underlying zoning("IP")with a corresponding Industrial Park Comprehensive Plan designation. The Lakeview Center project conforms with the Zoning Ordinance. The basic site , development criteria met by the project include: a. Floor to Site Area Ratio (F.A.R.): 1.0 , ' b. Building Coverage: Required landscaping and parking. must be provided. •• c. Density: N/A d. Landscape %: 15% of net buildable site area. • e. Parking (ratio): 1 space per employee at maximum shift. f. Standard Stall Size: 8.5' and 9' x 18.5' (2.5' overhang) with 24' minimum aisle width. . F . 0 g. Compact Allowance/Size: Up to 50% of total parking requirement; 8' x 16' (1.5' overhang). h. Loading: No specific loading standards are provided. i. Setbacks (Building): Front: 20 ft. (Adjacent to Lakeview Boulevard) Side: 10 ft. / .' Rear: 10 ft. J. Setbacks (Parking): ' • Front: 20 ft. 4, Side: 10 ft, Rear: 10 ft. k. Landscape Adjacent Street: 20 ft. I. Internal Landscaping in Parking: No standard; subject to DRB review. m. Building Height: 45 ft. (maximum) The proposed Lakeview Center project is within the Industrial Park standards noted above, and all dimensional requirements are met. No variances or special q p al approvals are requested. A m 9 r "'t60.1219046811inrrt.II V. ID JVQE.� 11 H PIJLFI Development is expected to begin early in 1991 and continue for approximately four months. It is anticipated that the major tenant (Lindsay Cutting Tools) will occupy the building by May 1, 1991, with the second tenant (GNF Construction) following by May 15, 1991. 4 ,- • • • • 0. • 4111 { • 1 i 1 'r 10 + 4 k690.1211;1016ik111nen.J1 • • vi. .�EEl flIX y ' • ri • • • • • • • • ot • • • • r r 11 ,2 O4M\ttnur,tl r. F, r; f 1 r tr 'i - y r rI• /. 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'J /� , ,* a * c .. ) ,a.*+•�yLLz y ?'d.`.: ,�w' .fy.,�'+?'t. .'4'W !,.•atr�t ! * � .A�' '„rx arA•..L �F1 7�,•./•h L O'er.•r a^ ..1 {,, y P T '�+a . ; 4. Y. L +r .- Yt t ro]r; a v • i JRJ W m, ' a ^ W• 1,.i f..# c.;rY+„"'','- M r¢a `aI.a F+a,rl c,y}i iaai,144. •*:M cA` V .- "4'''•1' " Syr• r . `r•��,.'.,i r al t.,m t .^e "i tYl "p` 11 • • t....'�.:, •- ...�.�. `•.� •...__... ..a •..... .....« ,. ". •«. - a '! Calculations t / - �; Sardco Lighting has pioneered the Converting or Updating ,. eaii-d use of photometric reports ever Footcandle Values since the introduction of the lighting -, ndustry's first sharp cutoff luminaire Gardco Lighting's Form Ten. New Lamp Lumen Output = Converting Old Lamp Lumen Output Factor A complete selection of Photometric g '„iata Reports are provided for every distribution and lamp combination Example available.Each report indicates the in- = 23000 - iziat footcandle values for each lamp 400 MH to 250 MH .575 Factor and wattage based upon the listed -taunting height. Old Footcandle Value x Converting Factor=New Footcandle Value ieports are prepared on a"per 1000 Ia.-no lumens"concept which assures me designer that obsolescence of ; .- onorometric test data is minimized. Mounting Height Correction ;t'y change in rated lamp lumens by Factor Using the Inverse ,:,e industry can be accomplished Square Law ,,,"• mriw a simple correction factor, (See Z.aI;.ulations,)To convert footcandle Existing Mounting Height2 levels indicated on Gardco computer New Mounting Heighta . Correction Factor rrntouts using other lamp wattages, r,rt:same formula can be used.The ai-lo data chart(page 3) provides Ini- Example ?tau lumen ratings. 303 900 h iz Determine footcandle values for 30 ft to 40 ft = 402 = 1600 .58 t" -►o;nting heights not shown on • Ir. ar,ctcxnetric data sheets, use the To convert footcandle readings from a 30 foot mounting height to a 40 foot height •-rousting height conversion table or p y values shown on Photometric Data chart for the existing mounting "re correction factor formula. height(In this case,30 feet)by a factor of.58. 'c:calculate average initial toot- : . '• c Tidies for a specific area,use the i--ruia shown in conjunction with the =efficient of utilization charts Calculating Average cryvided on each photometric data initial Footcandles ;meet. Output Lumen Ou x x Coefficient of Csign Assistance per Lamp Luminaires per Pole Utilization Average Ga-dca provides design assistance Number of Spacing between Luminaires x = Initial an:;computer printouts of footcandle Width of Area Footcandles e'eis to verify design data. Contribu- tor.of tight is totalled and a reading is Example or-.zed out for specific points in a grid el!-.31 • a',:a.m. For further Information con- MetalSingl 400w a1 - / I cur'ocal Gardco representative, Metal Hnlida Lumrnatre Nu.4 r a . � 30'Mounting 45'ar 1.5 3 "- / Height Mounting `o d Heignte • i oa z - • • Street Width ti 40000 x f x .31 Mounting Height 165' x 45' '" 1,E7 Average initial Footcandles .. . ' 410 , • •0 Caoyright'g10 e G tde wphUr i 1. . '1, 1 v • deelodlli� >�ws� wen�r r .. •. - i" - e A _'•r/l ` • '� Reference Tables rt. Lamp Data Chart Me:cury Vapor Lamp Wattage Lamp Number Initial Lumens Rated Life(HRS) ' 75 I H43AV-75/DX 3150 24000 "' 100 H38JA-100/DX 4500 >' 24000 • � 9' ` 175 H39KC•175/DX 8500 250 I H37KC-250/DX 24000 "fit` �a,s 0 ----^ 13000 24000 400 I H33GL-400/0X 23000 24000 • H36GW-1000/DX 83000 24000 ': High Pressure 35 LU35 2250 Sodium 50 LU50 14000 4000 24000 70 LU70 8300 24000 100 LU100 MOO ;` 150 LU150/5524000 t 16000 24000 200 LU200 22000 24000 y , 250 J LU250/5 30000 24000 ` 310 I LU310 37000 400 I LU400 24000 50000 24000 1000 1 LU1000 140000 24000 Metal Halide 175 I M175U (Horizontal) - 175 MSi75/HOR 14000 10000 250 M250/BU-HOR t5000 10000 250 MS250/HOR 20500 10000 t1 23000 20000 400 l M400/BU-HOR 34000 20000 400 i MS400/HOR 40000 20000410 • 1000 ! M1000/8U-HOR 110000 12000 Metal Halide 175 i M175/BU 1 000 - (Vertical) 250 J M250/BU-HOR 7500 20500 10000 • i w 400 4 M400/BU•HOR 34000 f MS400/6U 20000 I 40040000 I 20000 j et 1000 + M1000/BU-HOR 110000 1 '0000 1000 a MS 1000/BU I 125000 j 42000 p •' o; Mounting Height Conversion Table New Mounting Heights t 10 15 20 25 30 35 40 4s 50 55 50 10 - 0.44 ? 0.25 10.16 0,11 0.08 0,06 10,05 10.04 ' 0.03 ' 0.03 15 2.25 I f 1- 0.56 10,36 0,25 0.18 0.14 10,11 10.09 0.07 0.06 • 20 4,001 1.78 - 1, 0.64 0,44 0,33 0.25I 0,20 0,16 013 0.11 25 6.25 i 2.78 1.86 - 0,69 0.51 i 0.39 ' 0.31 0,25 0•24 0.'7 m a30 9.00 I 4.00 2,25 1,44 ; - 10,73 ! 0.56 : 0,44 0,36 7.30 0 25 e g••35 12.25 I 5,44 3,06 1.96 1.36 - I 0,77E 0.60 , 0,49 0.40 0.34 i 40 16,00' 7.11 4.00I 2,561 1.78 1.31 -,. 10,79 0,64 0.53 044 :45 20.25 , 9.00 " 5.06 i 3,24 ? 2,25 1.65 1,27 ; 5 0.81 067 0, 6. 50 25,00 I 11.11 6.25 i 4.00 2,78 2,04 I 1.56 ' 1.23 - 0 63 0.69 55 30,25 113.44 7 56 4 84 , 3.36 2.47 . i.a�1 i 1.49 1.21 - 0 84 5o i 36.00 16.00 9.00 5,76 4 00 I, 2,94 ! 2.25 ( 1.78 1.44 ' '9 - • For mounting heights not shown on table,tale to Calculations on page 2, 3 1- - , 1, • . Photometric �; Data Index +, ., • 7o locate the desired Photometric Mercury Lamps `` Data sheet,determine the lamp type, Reflector Type Configuration Lamp Wattage Page No. reflector type and lamp wattage.Then -eler to the page number indicated in r _ �, 1 175 2'The index. Type III • 2 250 f 4 ` 400 3 1 y. y 1 I 1 00 4175 . ? 250 Type V PO',• 4 e ''` 1000 8 1 175 ) 9 ' Typo FM U 250 10 ,> 400 11 t — 1000 1 12 Metal Halide Lamps Reflector Typo Configuration Lamp Wattage Page No. r u, , 1 175 13 Type I v 2 250 '—` a00 t5 1000 1g ,-_ 1 175 17 Typo Ill l 2 250 tE 1 4 4001 g'1 , • 1000 20 1 1 175 I 21 Ty QPe V 1 2 250 22 i • i° i 4 400 23 • • 4',1` ,.. 1000 J 175 i 25 Type FM •+ "�., 250 2B • 400 27 —=' 1000 28 Type VS 2 250 I Consult factory +\ 4 400 { 29 High Pressure Sodium Lamps • Reflector Type Configuration ± Lamp Wattage + Page No. 1 150 1 31 t i Type I k(1, L ) 2 250 I 32 400 ( 33 �•. 1000 34 r' • 1 150 35 Type III (// 250 36 , 4 400 37 • 1000 38 rjH 1 150 I 39TYpe V � 2 250 � a0_�4 420500 00 I a t • 1000 42 1 i 1 150 43 'Ripe FM 7 i 250 ! 44 ° ,a"� 400 t 45 1000 46 1 i • Type VS 1b 2 E 250 Consult FuttXy ,▪,°�. 4 9 400 47 -J9! .:. M.. T" 1 ,I t.a , �� Distribution , 1 ' Usage Area .., Area lighting, residential, divided roadways and parking entrances, y Type V Quadrate patterns. So optimum performance is Applications: universal for most area obtained when Type VC)luminaires are ri, r �, lighting applications.Type V Quadrate placed down the center of an area or r "� 4 �.,., distributes its light in a square pattern, spaced on an essentially square grid ,;. providing even illumination without pattern,typically 5 by 5 mounting .•' r= the energy wasting overlap of circular heights on center. • f do Divided Roadways and Area Lighting • _. . .. . . . . .. , `, _, i .'.L. 4` . , . . ..,. . • • • /Lf' "ti.' 4 Mounting 16 , Heiglhts • / l A •• • I 5.5 Mounting i 'I Heights ' ' Area Lighting , —7--:-cei • •, \,, . , • • 5 Mounting are : . Heights Squ fills . ', a 250 W Mercury (phosphor coated) ,,,' ' ' - -ry 0 ome ric Type V quadrate ' • r y , Footcandle Values for the Following Cu _ ry os - F~uo m r,. _ _ ;=3A A B C D E F G H N/I I J K L - --- 1 15 11 6.5 4.2 2.8 1.7 1.1 .65 ,52 ,42 .26 ,17 ,11 3.1 10 2 31 21 13 8.3 5.2 3,3 2.1 1.3 1,0 .83 ,52 .33 421 8.2 - _ r A BCO EF G H I J K L _-, 4 I 1 1 1 : 1 0 .._ ! / 1 9.1 6.0 3,9 2.5 1.5 1,0 ,60 ,39 .30 .25 ,15 ,10 ,06 1.8 \ .L \ /' --- :••. > f f -r---,_ 13 2 18 12 7,8 4,9 3.0 2,0 1.2 ,78 .60 ,49 ,30 ,20 ,12 3.7 , .1 __ _ . . ...1__ = / __ 4 _ ` -• ,� ram- I ' -- �w •••....•..-•.•-...• �,,. . __� 1 0.8 4.5 3.0 1,9• 1.2 .75 .45 .30I .24 .19 .12 .08 .05 1,4 '4... _P-. .. _ ._--___ .�_. _- _-__ I ._.. -- 3"- 15 2 14 9.0 6,0 3.7 Z3 1,5 ,00 .801 ,46 .37 .23 ,15 ,09 28 _ - _ d_ 4 27 18 12 7.4 4,6 2,0 1,8 1,2 i .92 .74 .46 .29 ,18 5.5 1 -. - - ---- - . _ s __ ' ► ---3 ---2 1 0 1 2 . 3 . . A 1a 2 9.5 6.2 4.0 2.5 1.6 1.0 ,62 ,40 .31 .25 .16 .10 •00 1,9 4 19 12 8.0 5,0 3.1 2.0 1,2 80 ,62 ,50 ,31 I ,20 .12 3,9 - !_--�._. 91R t3 C D E F Gii Fi t J'!t G-0- 1 r - -L . 1 1 1 1; r .�_-_ 1 r 20 2 s NIIIIIIi 1~ 4 15 110 6.6 4,1 Z6 1,71,0 .58 .51 .41 ,28f .17 .10 3.1 i , , 311 ... ;01;;;:_ .."............. :::::"..7..... ...../r ... 4 9.8 6.6 4.21I 2.6 1.711.1 tl0 .42 .33 .26 .17 .11 .07 2,0 jL ,.- . - - --_... .-._.._ -t 1 I I I ' I - _-3--.--2 1 . 0. . 1 ..2. 3____4 __ 4 0 5 li `• Footcandlos Per 1000 Lamp Lumens • - • ,-_ 30 1 .is .1 .054 .040 .025 .016 ,010 .0064.0052.0040.0025.0016,0010 • c0-4 _ 'fie APPROXIMATE AVERAGE INITIAL FOOTCANOLES STREET IIII SIDE y �=03• uM �� HOUSE SIDE - gle Units-5 MH x 5 MH Spacing _ ril __ _ Multiple Units-5 MH x 5 MH Spacing o• _____ . __.._. LLLEfa 4. _-__._ • . . .____ _. , ,. .. __ . 4 ..._. .•... . 0 1 2 3 4 5 __ f• _ == Street Width/Mounting Height __ oi• Gardco Lighting , 2661 Alvarado St, San Leandro. aul 3457? Phone415.357.6900 tl 0 Cdovhght 1977 luutlon Lrghtinq, nn P06.10M•9113 6 • q • Focrn Ten Arm Mount-EH,H • • Gracefully proportioned square lumi- naires attached to the pole with an ,. extruded aluminum arm,in single, • twin and four-way configurations. 1 Gardco offers two forms of housing r constructions,EH Style features fully extruded aluminum construe- r ' bon,with mitered corners and , concealed internal welds.H Style housings are one-piece,multi- ' , s> ' + formed aluminum with an integral f' +-r� ' '` -�ti 1" ,� ' t y • f 1' v'I i reinforcing spine and single, -'"•• +V .h r' ` 1 j .1:1•:!....?•.. , . • , b. .. ��NM'l T.i--,-E—t• ., A•,. ,p0- 1�� ,i y ��y ?iM�11Y fir, •. Jot LITJ ' 'r\'.•, i I �\ '9 2 0 277 400MH BLP EH 19 1 FM 277 250HPS BRA • Ordering Information Prefix Size Configt' don Reflector Ballast Lamps Finish EH 14" 1,2,4 1,3,VQ,FM 120-480 70-175W NA,BRA,BLA 19" 1,2,4 1,3,VQ,VS,FM 120-480 250400W NA,BRA,BLA ` "3 14' 1,2,4 1,3,VQ,FM 120-4-0 70-175W BRPBLP 19" 1,2,4 1,3,VQ,VS,FM 120-480 250-400W BRP.BLP H 26" 1,2,4 1,3,VQ,VS,FM 120-480 1000W NA.BRA,BLA,BRRBLP NOT,:VS optics not available with 1000W HPS,NA=Natural Anodize,BRA=Bronze Anodize,BLA=Slack Anodize, =:RP-Bronze Painted,BLP-Black Painted, 0 • a r 1- 1 Form Ten H Arm Mount • / .\; Form Ten H:Simplicity of form �y r combined with sophisticated design • concepts achieve great strength to ') y y weight ratios resulting in a family of , luminaires with aesthetic appeal and unusual durability,Luminaires are arm mounted end are available in w � :' one-way,two-way and four-way configurations in three sizes with HID '' " • lamps from 70 to 1000 watts: Configurations t � !• ; ,r ° •• 1 D., 2 4 D'®� y-: • Distribution Patterns Type I 'tom Type FM h "ypell c444 i TypeVS' UQ ,. ; Type VS is not available i a .. in 14"or 1000W HPS, r • • /' -yoe VO ,1 Supplied with sag lens, ,'6, see product details Pg,17, Ordering Information Example Prefix Size Configuration Reflector Volts I Lamp I Finish H 14" 1 1 120 Refer to BRP Reflector Type --Primary Bage 19 H " 2 3 208 Lamp BLP Configuration Voltage , .. . ` H 26" 4 0 240 Selector NA 4' Lamp y -- FM BRA. Size .,••i VS 480 BLA. Knish •Anodized finish available only in 26"housing. Plrefix Opt ns Lamp Selector IH 19 2 3 120 400MH BRP "• ' 14"housings 19"housings 26"housings \ • • 70W HPS 250W HPS Finish: • 100W HPS 250W MV 1000W MVS«. NA=Natural Anodize (26"only) �. 100W MV 250W MH 1000W MH BRA=BronzeAnodize Anodize (26"only) t50W HP5• 400W HPS BLA=Black (26"only) 175W MV 400W MV BRP=Bronze Painted BLP=Black Painted 175W MH 400W MH "Supplied with ballast to operate 55 volt Lamp Mercurletlons: iamb unless specified otherwise, MV=Mercury Vapor "trot available in VS. HPS= Pressure Sodium +` .- MH=Metaletal Halide A • It, Options: F=Fusing o. MA=Mast Arm Fitter i 14"& 19"; • • �°°�""�^°�*°�t+w«b PC=Photocell (on 480 volt, receotal.ie only) ' 1 " ` �w"m""aa1M`" POLY=Polycarbonate Lens EMIOGO WO...WM SOO i I • Vi � •roa.tanra ., 7 "/ 4211116°Ie To--u7,--,,,,, • mweti Note: '` mm ..biI�,» 1 VS reflector available in—19".250MH • D1 `t' Q I n C 111. '' 400MH,250HPS,4 2'J"-1000 MH �� ,nil yn to OOHPS, IA t• Al ti •ou•rq Dimensi MOM onalPlell mensional Data i " ` ,� ..� ^r ao""O°`or fro Ind "'konn I H 14 H 19 i F I2 6 'Mum*I..NCCI + .4 t 14,t 1gI1 V6,1 1 B I 10" i i2" I \ kg Arm Length t 6" , 9" ' 1 i„ : a`,, D Arm i~eiaht 5„ 5„ 6„ a N \ , a y :. r , . /P i 1 •,+ Form Ten Wall Mount—WE,BE,WH,BH • These luminaires complement and are companions to all of ' Gardcos , • ,- . r ,• w Square housing Styles.They can be <. • I' %• to ' r• t, ,• w ',1‘.'..::, • If bracket mounted(W Series or arm y r mounted(B Series). ," 4 ' . t Bracket mounted(W)luminairesr . r � ' h x `,, (-� r' -• .' ,a .i r,,t 4 ' -. it 's-r� '. are provided with a cast aluminum , * • : Jf r •`"�" '•1'. backpiate and a separate mountingY plate for mounting over an outlet i k`l • °.,,� 4 M --,\A e r�tV .• ;y4�' M s, box without entry to the hour ,4 �Y '+J`r `I F i� housing. �w i1+'y B' Arm mounted(B)luminaires have 'd• `4; !a ■ fully gasketed,one-piece extruded WE 19 i':M 200 250MH BRA BE 19 1 FM 200 250HPS NA •aluminum arms with an integral , • enclosure that allows connection and wiring of the luminaire without entry to the housing, • E Style housings are extruded aluminum with anodized finishes.• ° H Style housings are formed aluminum with painted finishes. ` Ordering Information Prefix Size �. rr' jConfiguration Reflector Ballast WE 14" 1 Lamps Finish ;� 1,3,FM 120-480 70-175W NA,BRA,B1� '` WE 19" 1 1,3,FM 120-480 250-400W NA,l3RA,BLA BE 14" 1 1 3.FM 120.480 BE 19" 1 70-175W NA,BRA,BLA 1,3,FM 120-480 250-400W NA,BRA,BLA • WH 14" 1 1,3,FM 120y180 70-175W 1, WH 19" BRP,BLP 1 120-480 1,3,FM • '� 250-400�'V BRRBLP ry BH 14» 1 1,3,FM 120-480 70-175W BH 19» 1 BRRBLP 1,3,FM 120-480 250-400W BRRBLP NA=Natural Anodize,BRA-l3fUflZLi brladize,9LA-Slack Anodize.BRP-Bronze panted,9LP-8lark Painted, n . yll . j • J Form Ten Wall Mount formed aluminum and are available o, : WE & BE Style(Extruded) painted. .• WH & BH Style(Fabricated) �" r, The BE and BH series of wall mounted 'w + -✓ form Ten Wall Brackets:Wall mounted, luminaires are mounted with extruded Y luminaires complement and are anodized aluminum arms,The WE companions to all of Gardco's housing and WH series are provided with a . Myles,WE and BE style housings are cast aluminum back plate and a a% extruded aluminum with anodized seperate mounting plate for mounting • aA, :r finishes.WH and BH style housings are over an outlet box, •°' '--- �',. Distribution Patterns Type ill "' Type FM ,� .1 Ordering Information J i ', ! Example r. " Prefix Size Configuration P•eflector I Volts Lamp Finish ` '• a i20 Refer to NA Reflector Type Pnmary Ballast 14" 1 1 F +� WE t9" Voltage — 3 208 Lamp BRA Configuration 240 BE 14" FM 277 Selector BLA Size I lamp BE 19" 480 Finish WH H 19"„ 1 1 120 Refer to BAP Prefix Opal nsW I 208 6H 14" F�" 240 Selector BLP I WE 19 t FM 120 400MH BRA I 3H 19" 277 ' ` 480 Finish: NA=Natural Anodize • Lamp Selector BRA=Bronze Anodize BLA=Black Anodize 14"housings 19"housings BRP=Bronze Painted 70W HPS 250W HPS BLP=Black Painted .r .` ' 100W HPS 250W MV lamp Mercuryletlonac 100W MV 250W MH MV= Vapor ' s,v 150W HPS* HPS=High Pressure Sodium 175W MV 400W MPS MH=Metal Halide X. ' 400W MV t 4 • 175W MH 400W MH Options: :` AD=Amber Drop Diffuser(WE&BE i/ t j coiie 1 with ballast to operate 55 volt only) ago unless specified otherwise, CD=Clear Drop Diffuser(WE&SE only) r HS=Houseside Shield(Type I&Ill) PC=Photocell (on 4L,volt,receptacle only) WE,WH o o„""'»"�;� ,S„�,,,- POLY=Polycarbonate Lens ournmum , f 4.,( '� ^mow Extruded Arm Dimensions: —c---1 r✓ Mg MN —2 x 5 x 8 -r- 19"-2"x 5"x 9" Dimensional Data I • • p I ✓ e [ WE 'a WE19 `a• NH 14 WH A __` ' „ r t4' " 4 'g11 r flat B 10r1 ems nod C $„ ,� t.� BE,BH Man ta g4trrara H•$aaaaa� s. 5 Ono NMI IM D 1 7,, maa Minimummu ( ' nousagrrp wan in nlrflaaliOtM , • 1 , . E stewed alpm+y,n,aim Dimensional Data a , 'y N n nar,q-nai a Cn,4 A.rl, •• �S" "4 BH 5 � / t i Y' 717 /' a At d 19�'''4..���,,......1"..`S? — B gal II - `- 11j'�" y 1/�11 4' .. 1 ,-, J" (J 1 UU,1 � " , • aaiss - J :�,.. •' i 7" 9" 1 4 10 / ! I '1.rY +. a.. a ', ,n '✓ . ' ` • tr . Vt • • e r r • VI. APPENDIX 41. k• .rt { .• :1*•rkr Ft� t 6 Ay ; • u • a ; 'hxk�^r,. • • • F. i{ • • px { a .. 1.' U p. {. • ' 1 , • s10,, .dO48d.2bnen Kew 1 1 a 7 I I , . . ....f,. .110 .•r V • / 37N of Building Permit Fee $310, whichever is greater�} +Lt �LEY�LCEvn�1rn LAND tEE APPLICATION ',:,, k' for r ., : EEVELMIlnqr REVLE4 WARD PcTICN ' __'q * { ,4For ICANI o" NAB __ N coi t STI�UG�o r� h'I�,.. �1�1 , h r k ADCRESS Fo 4: l$47 ACL:RESS O(c4v LU B G10-o i- .,: CITE L.o .____STA= az 97CL - CZIY ?o k-r STA= D zip G�1 sMvATT.tSE ..1�7Az 09+2 r-1.e.'L�Z. M- • ?24-GS 7o r, mTc=ay CF PRCI.te.r. ('R7IAL PRCPE=Y) ( oTAX MAPS. I E I?,CC TAX L.aT(s) o k �S5,,7 9 7 s • to sip I Q. Fr, LEGAL c RZP'ICN (acres/sc.rt.) PLAT CES METES AND Et'UICS (ATIAC-� COPY) APE Mr ---- ELCC< PROPERTY CANER-Tr-12P LIST Attach a list of the names and addresses of the own ranters owners and rent,..3 of orcce=ties located within 300 feet of the subject property (See Attached Fo m) . Lists of property owners may be obtained from any title insurance company or from the County Assessor. If the property ownership list is inamplete, this may be cruse for postponing the hearing or administrative decision. USE EXISTING Fc'CP d Pt l UI4 4-160s-- ST�(s) • rM V CN 10 r O,!>O6 t'l(Ur,Tl-TS4 4Art•k ' 4 GE,/wAP c!-souse , , r ..Fy Try =NDZ 1 p CaMPEIZ'.�tsI/E PLAN CESIC`1A' 'CN I 1 G ' r• o ASSOCIAT=CN IJ L V6 . FREVICUs ACTION - __.. ...... • : REZEIVED BY COMPLETENESS ry S ` LAT'� � �! + a CRB CR R .^, i,..,♦.. PC i- .1 . .. L•L'1+LLYlSy-A1.7/E CECISICN .1. .•• •• "ti•. _ . C iL ?c.7.al var ���v►/ .•..7 tin e- f .11If the applicant is not the property owner, he must at`..=ca dccumer—= - •• e tcrit aC as ace.^.t rna c;.g applioec*on, _ -�.�z ..•,. .t • f, . A i w kid.M 1 ♦ 1 , . • • YQR < • 'J, r J J' t{ : :..)i awL:ait to an on—site ' �.on by an employee of the City of Lake Oswego- �� De iptirn of Property: . Description, Metes and Bounds (attach co ~ Name ewoc, No. ti4 A.- a, Signature �..��.• / :. Signature A�' At- • ,a4ner List st st . ,. • •IYJ''' .r' n, ;p ii - 14 _ r . ^• . ' • , r •• . .;••.t. '• ;, • V Ns •..)sibt^ ' P , • * :• . . 1111,11 t I. . • . • . •• ; • ,• • • • , • • , • . . I •I • • • •• 1 • ,•fe • • '••• f• • 0,• 4.4 • • • • • • • • • • • • 11 £ • ; # • • 511 • •-• . • • • • .• , , Y I I II 11 ,, ._•� I . t .e lt'V• , •• yt•J• ..1 .1V'p� h Qj f [. 44 . . 1►a, lit,• t•'Y, �J 1L .�_ _. _ 41P[ . . ,;p ::', d .r. •1_ 1 1 ,l,t to+,.Y•l V' 0 <tt[rj. Illki .. . .. gip!. tr N. IJ y Ii . /44 F.+Hxwi1cr '„` �fJ•I L ~ z • , • IONA • . • +� ` 1 t 1 tool.,+,•.1rq 1,_�__y 1- -- f ltry, • .r �. , ; �,1 tt•Rf!trY/ h!f-ftfd11/4.> l, .. c ._� -- d " „1 •r,[„ lwtt.Ihettin ti -{, o w t�n� „ I I I ♦tuN I1+44 Y 1TtM I I I \ _ `,I {I ^ j [,1' 1 r• ,.111.1.... 1...Iii.licka.lt.; MRIIMy/ ` , • two h w t!'v' t•N' 1"tw• 4 AYE ! ,.., • •'-•`. ,.' rd a-}j- `` /'- k _ t. ,•IYt,.lt , ,I !ill ‘ i f Md. ') IIII , \ . .,, 4;,.. I.rl} w*� i\ ♦ �, rat/ .. .... ,r. I` i�.nM C f )i lr•T.rk3kF+yta� ,\ � —.Lw -rum L `4 rsil r EXHIBIT Ito. I I DRis-4u .., . 0rt •�� AN „p 1 • „� -- --- ti'tt„[ • .. y • • d • } i S ,• RT { • , % • ,�1 xCl •..p • k S y • k • d•,. gip:' M�" •, ti 1 ft i' 't. :`"' •1 •� r1j� ,' �t }tct:' I ' } ..` • �t • a , • ci Exhibit not available upon publication of staff report• n 0 ,• •!• t .. .. . ., , . . . . . .. .. . . Y � 4 r r.,„ M-. > • — a. Y,y EXHIBIT r t I \ 2 ro • • • • • • • Y � f k, 'u r 1. resolution of the Council describing the property and stating the uses to which it shall be devoted. , a ' '? • Section 37. Improvements. � `. . The procedure for making, altering, vacating, or abandoning a public improvement or other service is governed by general ordinance or, to the extent not so governed, by the applicable general laws of the state. , The formation of an assessment district, local improvement district or similar area to be asses- , sed for the financing of any public improvement proposed to be d , u financed whollyin • or part by assessment specially against bane- , " r•` fitted properties shall be suspended for six months upon a remon- strance thereto by the owners of two-thirds of the property pro- posed to be assessed therefor. The Council may proceed notwith- 3 standing such two-thirds remonstrance: (a) if the improvement • is a sidewalk, on (b) if the Council by unanimous vote of the members present and eligible to vote declares that the improve- ment is needed at once because of an emergency. For the purpose ; of this Section "owner" means the record holder of legal title; except that, if there is .a purchaser of land according to a recorded land sale contract, or according to a verified writing by the record holder of legal title to the land filed with the City Recorder, the purchaser is the "owner" . For the purpose of : N ,; this Section, an "emergency" is an immediate hazard to the health, safety or welfare of the people of Lake Oswego, proved by '' reliable, substantial and probative evidence on the record before V' the City Council. Section 38 . Special Assessments. • The procedure for levying, collecting, and enforcing the payment of special assessments for public improvement or other services to be charged against real property is governed by general ordinance. ; Section 39 . Bids. A contract in excess of $10 ,000 for a public improvement to be made by a private contractor shall be awarded by the City Council to the lowest responsible bidder. Section 40 . Major Road Expenditures. A. Purpose: The purpose of this section is to give the voters of Lake Oswego control over the expenditures for, and the t construction of, roads which may have a major impact upon the character and liveability of the City and its neighborhoods . This section shall be construed liberally to achieve this purpose. , .j 13. '' EXHIBIT • r , . ';. B. Definitions:, ..- ' As 'used in this section: ;1 tl,td ( ) "Agent" includes any city, county, or official, employee, board, commission, agency sorte institutionland also any privatedistrict, y public or association, agency Or institution. "Road' :�: (2) includes any road, street way, freeway, high- . . , way, expressway, collector, or arterial. "Road" also includes any , bridge surface available for use by automobiles. The term "road" does not include any drivewayor ,, ;parcel of land to be used fo residentiala ea constructed on a construction of anyapproachpurposes, including pay be oioneo in to such driveway or parking area that or parking area ispintendedublic gto be- way' provided that the driveway Primarily by the owner or owners and guests .owned and to be used portionof asculTde-sacra road does not include the circular • residential subdivision. a to a ±,e (3) "Pavement" means the •, ing, • but not limited to, travelingelanes,surfaces of any roadinclud- r` lanes, shoulders parking lanes, tutning shoulders, gutters, and paved median strips. 'Pavement" does not include sidewalks available for use byPians Pedestrians bmt not '.' by automobiles. "Pavement" also does not include bicycle trails which are physically separated from other not available for use by automobiles. paved areas and which are l g (4) "Major road" means any new road havingpavement 32 feet in width. For purposes of this section, he pavement exceeding of a road having areas of P t width unpaved median strip combiningshallpbeemeasuredcbyare separated by widths the area s of pavement. the of (5) "Major roar' expansion" means any construction which would �..: increase the width of. the pavement of anyexistingwar, "major road expansion" does not include 1) constuction onoaProa, which will not exceed 20 feet in pavement width after such road construction or ( 2) road maintenance or repair which will not significantly increase the width of a road. C. Election Requirements: • The City of Lake � through any agency, construct,wegoshall not directly, pay forinwi in olekor,inr part, levy any assessment for entersintany agreement sapproving or facilitating, or otherwise authorize or t �L of any "major road" or "major road expansion"rontland withinconstruction ;�, city limits of Lake Oswego until after either (1) a ma the voting electors of the City of Lake Oswego shall have majority of the " � concept, the route, width, length, and r of suchd, in m general design such `14 . r; • • lu s •r .iU "major road" or "major road expansion" in a city election ' • properly commenced under the Charter and Code of the city of Lake Oswego and the laws of the State of Oregon or (2) the election is waived pursuant to paragraph E. ti D. Initial Notice: • If the City Council decides that a "major road" or "major road expansion" should be constructed, then the City Recorder shall post a notice in the City Ball and the City Library. The City Recorder shall mail a copy of the notice (a) to at least one • ,,`� owner of each parcel of property which abuts the proposed constrution, (b) to each person who has requested within the prior two years that his or her name be placed on a special nailing list to be maintained by the City Recorder for this purpose, and (c) to an officer of each officially recognized neighborhood association. The contents of the notice shall meet the requirements of paragraph F. A certificate signed in good faith by the City Recorder that notices were mailed to stated �. persons shall be conclusive proof of actual .mailing. If a notice is mailed to the name and address of the person authorized to receive tax statements regarding a parcel of land, the City t .' Recorder shall be deemed to 'have given notice to all owners of that parcel. Notice given to an association of condominium unit owners or similar type association shall be deemed to be notice to all owners, Substantial compliance with the terms of this • subsection is deemed adequate compliance. . • { E.. Waiver of Election: An election on a proposed "major road" or a "major road A • expansion" is deemed waived unless the City Recorder receives un or before the 30th calendar day after the date of the certificate , of mailing notice provided for in paragraph D, one or more .! . °. y documents bearing the signatures of at least 25 registered City k , / voters indicating that they refuse to waive an election required by paragraph C. r, F. Election Notice and Hearing: _.. Immediately prior to the election required by paragraph C, , the City Recorder shall cause to -be published once a month during • the two calendar months immediately preceding or including the month in which the election is held, in a newspaper of general !; " , circulation in Lake Oswego, general plans and a map of the proposed road or road expansion showing the route, width, length , t ,`'• and general design of the proposed road and road expansion. If 15. . • equested in writing by at least 20 registered City voters at -east 28 days prior to an election, the City Council shall hold a= informational public hearing on a proposed road construction coat less;than 10 days prior to the election. G. Severabilit If a court holds invalid or unconstitutional any clause or :art of this section, such holding shall not affect the remaining ?arts of this section which are not held invalid or constitutional. :Note, this Section renumbered on July 1, 1980. From November 2, 1976 until June 30, 1980 this Section was numbered Section 38a through f, amended November 4, 198'0) . CHAPTER X. PARK DEVELOPMENT LIMITATION Section 41. Purpose. • The purpose of the Chapter is to preserve Springbrook Park wand any other parks which may be designated as subject to this k . Chapter) as natural areas for the enjoyment of all residents of a.¢d visitors to Lake Oswego. This Chapter shall be interpreted i.berally to achieve this purpose. • • • • r '.J .r 4,4 • 1 • 15 .1 • 11 abA ' b ' . , STAFF REPORT . CITY OF LAKE OSWEGO w .. LAND DEVELOPMENT SERVICES DIVISION d---- • APPLICANT: FILE NO. : •' Edmund Adams ,,zp 11-90 PROPERTY•bWNER: STAFF: Edmund Adams Michael Wheeler LEGAL DESCRIPTION: DATE: , . Tax Lot 3200 of July 13 , 1990 Tax Map 2 lE 18CC ,, NEIGHBORHOOD ASSOCIATION: LOCATION: None West side of Lakeview • Blvd. , between Kenny ZONING DESIGNATION: • Street and 65th Avenue. I-P COMP. PLAN DESIGNATION: d EXHIBIT I-P / 02 I. APPLICANT°S REQUEST ` rL5-� ,The applicant is requesting approval of a minor partition to create two parcels of 105, 195 and 63 , 956 square feet. „, / II. APPLICABLE CRITERIA A, A. City of Lake Oswego Zoning Ordinance: ' ..`` LOC 48. 340-48 . 345 Industrial Zones I Y` : LOC 48. 360-48 . 3 75 Industrial Park, Zone Description (setback, height limit, special requirements) B. City of Lake Oswego Development Code: ' ' LOC 49. J90 Applicability of Development , Standards LOC 49, 140 Minor Development LOC 49. 200-49 . 210 Minor Development Procedures LOC 49. 215 Authority of City Manager LOC 49 . 615 g Criteria for Approval SD 11-90 Page 1 of 8 , r C. City of Lake Oswego Development Stanuards: 5. 005 - 5. 040 Street Lights ` 12. 005 - 12.040 Drainage Standard for Minor Development 14 .005 - 14 . 040 Utility Standard 18. 005 - 18. 040 Access Standard 19 .005 - 19 . 040 Site Circulation - Private '. Streets/Driveways D. City of Lake Oswego Comprehensive Plan: ; . Impact Management Policies General Policy II, Specific Policy 3 Transportation Policies • General Policy I, Specific Policy 3 Wildlife Policies ,,. General Policy II, Specific Policy 1 E. City of Lake, Oswego Tree Cutting Ordinance: LOC 55 . 010 - 55. 130 III . FINDINGS • A. Existing Conditions: 1 . The site is composed of 3 . 88 acres. 2. The site has frontage along Lakeview Boulevard 4 ' and Kenny Street. 3 . The site contains two, single-story steel warehouse buildings and a single story stucco • building, all of which are a part of the McCormack Manufacturing Company. 4 . Lakeview Boulevard has a right-of-way width of 60 feet. Kenny Street has a right-of-way • width of 50 feet. By separate action, the applicant is proposing to vacate that portion of Kenny Street which has frontage along the site. (Exhibit 3 ) / 5 . An existing 12 inch water line is located in Lakeview Boulevard. 6 . An existing 8 inch sanitary sewer line is located in Lakeview Blvd , .. • SD 11-90 Page 2 of 8 .44 7. The smaller of the two parcels proposed (Parcel 2) is currently vacant of any structures and contains brush and trees. 4. 8 . There are no existing storm drainage facilities available to serve the site. B. Proposal: `� The applicant proposes to create two parcels of t '.. 105, 195 and 63 , 956 square feet in size from one lot. By separate action, the applicant also proposes to vacate that portion of Kenny Street along the subject property: . C. Compliance with Criteria for Approval: As per LOC 49. 615, staff must consider the following criteria when evaluating minor development. 1. The burden of proof in all cases is upon the applicant seeking approval. The applicant has borne the burden of proof through submittal of documents marked as exhibits, . ; accompanying this report. 2. For any development application to be ` " ;. approved, it shall first be established that the proposal conforms to: ` a. The City' s Comprehensive Plan The applicable Plan policies have been assessed as • follows: ' Impact Management Policies These policies require protection of natural resources from development, comprehensive review of development proposals, and payment of an equitable share of the costs of public facilities. • • These policies are implemented through several Development Standards , addressed further below. • The policies require assurance that distinctive areas will be preserved, soil will be protected • ,n • from erosion, trees will be protected from removal, streams will be preserved and that density will be limited to achieve these results . Compliance with the applicable Development SD 11-90 • Page 3 of 8 �r e , , 1 , Standards reviewed below will assure conformance to these Plan policies. Conditions of approval • will be imposed when necessary to assure compliance. Wildlife Habitat Policies These policies require protection of upland habitat in the form of preserved open space, •` ,' natural vegetation or fragile slopes. The related development standards are reviewed in this report 1':; following an analysis of the applicable Plan policies. Transportation Policies �..: These policies require that streets be improved as < planned when demand requires. The applicant will .. be required to sign a non-remonstrance agreement • • • h for future street improvements on Lakeview Boulevard. However, to ensure that certain improvements are completed at the appropriate time, these improvements are specifically required to be completed as described below. r If there is any increase in the intensity of any • existing use or if a new building is constructed on either parcel, then half-street improvements • •..',r••. will be required for a 36 foot wide paved street ' • with a 4 foot-wide planting strip, 5 foot-wide property line sidewalk, drainage improvements and street lights. In addition, overhead power lines . . will be required to be placed underground and the ' existing gravel parking lot' must be paved at that time. b. The applicable statutory and Code ' requirements and regulations. • Zoning Code Requirements and Analysis (LOC Chapter 48) Il The site is zoned IP where no minimum lot area is required. The zone requires the following minimum setbacks (LOC 48 . 370 (1) 1 : • Front yard 20 feet Rear yard 10 feet Street side yard 20 feet Side yard 10 feet 410 • Sp 11-90 Page 4 of 8 • �. / . + . • • • The applicant proposes the parcels to be the following sizes: • Area Parcel 1 2.415 acres Parcel 2 1.468 acres The maximum height of the zone at this location is 40 feet [LOC 48 . 370 (3) ] . The maximum floor area ratio (FAR) of the IP zone is 1. 0 [LOC 48 . 375 (2) ] . Development Code Rea.Urements and Anaysis (LOC Chapter 49) l The proposed minor partition is appropriately ,` being processed as minor development. Other than the applicable Development Standards, there are no other Development Code requirements applicable to this request. Tree Cuttin Ordinance Re uirements and Analysis • (LOC Chapter 5 ) 4110 '' This ordinance (LOC 55. 010-55 . 130) allows on• those trees to be cut that are necessary to site a proposed improvement. A tree survey illustrating those trees with a diameter of 5 inches or more shall be required to be submitted prior to the issuance of any building permits for the subject property. A tree cutt ' may be issued only uponng a permit is required and permit for a proposed improvementroval �f a building ' c. The applicable Development Standards Street Liahts (5 . 005 - 5 . 040) • There are no street lights within the immediate area of the site. Street lights will be required as part of the future improvements along Lakeview Boulevard. • Parking_ and Loading • • This standard requires one parking space per employee based on maximum shift at full " development for an industrial use. ing requirements for unlisted uses shall Pbekdetermined by the requirements for the listed use which is el " a most similar , or by a parking study if necessary. 1 h. SD 11-90 Page 5 of 8 L . r , F No additional parking is required now as no new .r i • construction or change of existing use is proposed at this time. Drainage Standard for Minor Development (12.005 - 12.040), This standard requires that drainage alterations, including new development, not adversely affect • . neighboring properties. No grading is proposed as a part of this minor partition. Compliance with this standard will be required upon application for a building permit for either parcel. Utility Standard (14. 005 - 14. 040) This standard requires that infrastructure improvements be installed underground, where possible. This will be required upon application for building permits requested subsequent to this action. Access Standard (18 . 005 - 18. 040) This standard requires that each parcel abut a public street for at least 25 feet. Parcel 1 has ' a proposed frontage of about 335 feet. Parcel 2 has a proposed frontage of about 228 feet. Both ` ` comply with the standard. a Site Circulation - Private Streets/Driveways , (19. 005 - 19 . 040) �. This standard requires that driveways not exceed a maximum grade of 15% nor a 5% cross slope. The site is generally flat. Both parcels will be required to comply upon application of a building permit requested subsequent to this action. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. C. Conclusion: . Based upon the materials submitted by the applicant, staff concludes that the proposal - complies with or can be made to comply with all k applicable criteria . SD 11-90 Page 6 of 8 . , • O . 4 01 III. ACTION TAKEN The staff approves the proposed minor partition, subject to the following conditions: 1. A final plan (as depicted in Exhibit 3 ) shall be submitted to City staff for review and signature of approval within one year of the date of this decision. Upon written application, prior to • u expiration of the one year period, the City Manager shall, in writing, grant a one year K' ..; extension. Additional extensions may be requested in writing and must be submitted to the City Manager for review of the project for conformance with current law, development standards and compatibility with development which may have • occurred in the surrounding area. The extension may be granted or denied and if granted, may be conditioned to require modification to bring the project into compliance with then current law and compatibility with surrounding development. 2. The final plan shall reference this land use application -- City of Lake Oswego Land Development Services Division, File No. SD 11-90. , 3 . The final plan shall be registered with the ' Clackamas County Surveyor 's office and recorded with Clackamas County Clerk's office. 4 . The applicant shall provide the City a signed nonremonstrance agreement for future street improvements anticipated in Lakeview Boulevard and Kenny Street if any portion thereof is not vacated. This agreement shall apply to all parcels as approved. , 5 . If there is any increase in the intensity of any existing use or if a new building is constructed on either parcel, then half-street improvements �k shall be constructed for a 36 foot wide paved street with a 4 foot-wide planting strip, 5 foot- wide property line sidewalk, drainage improvements and street lights: In addition, overhead power lines will be required to be placed underground • and the existing gravel parking lot shall be paved as a condition of approval of any building permit requested subsequent to this action. L. 6. If Kenny Street is vacated, then a 25-foot-wide utility easement shall be reserved across that4101 - vacated portion for the existing utilities. ` . SD 11-90 . Page `l of 5 . • f. • • 7. The applicant shall follow the appropriate street vacation procedures provided by state law and City regulations. • 8 . Evidence of the above to be provided to the Public Works and Development Services Department prior to the issuance of building permits requested • subsequent to the date of this approval. 9. The City shall allow the removal of only those • trees necessary to site a proposed improvement on Parcels 1 and 2. A tree survey illustrating those trees with a diameter of 5 inches or more shall be required to be submitted prior to the issuance of' any building permits for the subject property. A >" tree cutting permit is required and may be issued only upon approval of a building permit for a proposed improvement. Prepared by: MICHAEL R. WHEELER Dat Associate Planner Approved by: 74.._.�.�- 7/ ;75 OBERT GALA E Date Acting Planning Director • Reviewed by: • CINDY PHILLI S Da e Deputy City Attorney • EXHIBITS 1 . Tax Map • 2, Applicant ' s Narrative 3 . Site Plan SD 11-90 Page 8 of 8 • • ` • t •�� ' / E.L �. K. t L . VV,Iv. et:1 • CLACKAMAS COU mo• o' o / i"= goo' �- Q/ N m Q a v� SEE MAP 2 I E 1 8CH ; W ° I/16 COR. l0 1 / / p'Nrownteg' ud , v • c (troy K _ 3200 KI�c' .......),. y• '. .Q�/ • ssj3 4 • 3000 59 •sit* s233 :-. 57, 2 ..�a, i l !•. ��� ® • 4.z.. log •, i '' ��o s1800 ( • �0/ • �` v p ?ice \.),:V. Y% `V . .. , . ' y' \ VI... ��° 0• ti t yyII O •• • •N'�•• 0 , t,- rt%' a t' `� Y_=o ��+ . ° , �` a°e �o d 57 .rd • . .i•4:• • h Irr ••ti""• ' ', H\\ d5' /.' 11400 Jee•Js'ost' 'J� • / .t,.,;•• ti� r �p I w 1500 �.. �e A ti° n r u�ldlUt e, C r�•1e•� h f' D a J30o • OO ; leti4o °.,Y . . e �' 4 ` 00 • 4.• U �� '44,0 .�� e`'`' s b �Is�tl W 4to 12 ` , �e�ti u •,�.' ,� ,�Id4s? r.A �' 15F w �, y ^^ •'7 Is , _no C •� '+'r� I O ' C 1 v ' 7 57 ,...,111,17Ac„, �r. J av_t 1 •.,�, n�l� LSD .. I6569 °(,�rr,4e.' 0 / 370 �, 1 ' t '',yo�0� n:• 4 .} /f ?! Is L► "0 ��1 .dq• 16 a r rlOC)(; J • • ti • • •t • • 9 • • • • • • • • } 1 r ' I V • • r .• 1 • • tl • • • •• • • • DATE: February 27, 1990 SUBJECT: Lakeview Road MLP, a minor land partition of Tax Lot 3200 into 2 parcels. ZONING AND COMPREHENSIVE PLAN DESIGNATION: IP • DEVELOPER: McCormack Mfg. Co. , Inc. P.O. Box 1727 • Lake Oswego, OR 97035-0827 (503) fib a ?, CONSULTING ENGINEER: Westlake,Cansultants, Inc. 7340 S.W, Hunziker Rd. , Suite 204 Tigard, Oregon 97223 (503) 684-0652 • PROPERTY SIZE: 3 .88 acres LOCATION: S.W. 1/4 of S.W. 1/4 of Section 18, T. 2S. , R.1E. , W.M. , Tax Lot 3200. • e ' • 411) MAR i 1900 • 4 EXHIBIT (sue) 41 • • e ea • kI SUMMARY OF APPLICATION This application is a request to partition a 3.88 acre parcel in an industrially zoned area into two separate parcels of 105, 195 square feet and 63 , 956 square fee. The larger of the two parcels• is currently occupied by the Owner, McCormack Manufacturing Company. The smaller of the two parcels is currently vacant and is covered with various brush. • K; Approval of this application will have two direct benefits to the City of Lake Oswego: 1) a 1.47 acre industrially zoned parcel with become available for development, and 2) McCormack Manufac- , ' e'`, turing Company will be able to use the proceeds from the sale of the parcel to expand 'existing operations and capacity. Both of these activities will contribute towards an increase in the tax base over the current contribution from the existing, single tax lot. • n . , • 411 . • • • . r 1. it ' 'V 410 P' ' f Al " . COMPLIANCE WITH CITY OF LAKE OSWEGO CODES The proposed partitioniiq of this s� applicable City Codes and DevelopmentpStanda ds.arcel l Thed fole lowing d are the City Codes and Development Standards pertaining to the partition for which additional comments were City Planning Staff, requested by the 5.005 STREET LIGHTS ` , Partition of the property into two separate re p parcels will not alter existing lighting requirements, already met by existing improvements. 10.005 FENCES' Partition of the property into two separate parcels will not , . alter the proscribed use of the properties and, therefore, deter- � . urination of fence heights will remain under the jurisdiction of � the Development Review Board or the City Manager, dependent upon the type of development p nt eventually proposed. . 12.005 DRAINAGE FOR MINOR DEVELOPMENT Partition of the property into two separate parcels will alter the existing drainage pattern of the sie, notnt development of the parcels will abide by the Subsequent . `odes. appropriate City 13 . 005 WEAK FOUNDATION SOILS ' Review of the generalized map of locations of potent; ' Foundation Soils maintained at the Public Works Department Weak City Hall shows no indication of such soils for this r e . at y 14 . 005 UTILITIES ,rt Partition of the property into two separate parcels does not " ,1 require connection to utilities, nor will either of the two par- ` =els be deprived of access to such utilities as a result of the partition. Prior development by private and public agencies has . rovided utilities accessible by potential development. sewer line, and 12" and 16" waterlines are in An 8►� akeview Road. place along , I5. 005' ACCESS ' e larger of the two .... parcels contains an existing manufacturing creration with access onto Lakeview Boulevard. parcel has no existingdriveway, The smaller ; ' Lakeview Boulevard tot South. but may attain access via • , 00.. , • 0 . .. • • . , ., ^8 1 . , / ._. �,�� �1 • i i vt c� .�'''rr �z,p r s_ —...� N l2,76 KENNY. ST. ' Ir�.ut u lia Al Aft'55?SW rr. ' _ _ 77 y „_ / I I. �r N DOS 516217 "'—'_ `._ - \�Yl /I ° i t�• �, ..�//+ .`•�, r.t sa+w / ^ l.rto `ka. / pARC4L 2 I' h. V• �1+ , 'a• 7AK LOT=co 1.4of1 AC. p1� yy . ' 1TF:l i -�'� ` v • �• AR%A Y .ti. 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' '.. -.• UMW ''' '. : ' ' ' ' f J ORDINANCE NO. 2013 A SPECIAL,ORDINANCE OF THE C1TY COUNCIL OF THE CITY OF LAKE OSWEGO VACATING KENNY AVENUE BETWEEN THE WEST SIDE OF LAKEVIEW ' BOULEVARD AND THE EAST SIDE OF THE SOUTHERN PACIFIC RAILROAD RIGHT OF WAY, IN THE PLAT OF ROSEWOOD. The City of Lake Oswego ordains as follows: Section 1. The City of Lake Oswego determines that: " ' a. The City Council initiated the vacation of a portion of Kenny Avenue by adoption of Resolution R-90-50. b. Notice required by law was given for the public hearing held November 6, 1990 for considering the proposed vacation. c. A majority of the owners affected, as defined by ORS 271.0>30,did not object in writing to the proposed vacation. t''. .,: d. All of the owners of property abutting the area proposed to be vacated consent to the vacation. e. The public interest will not be prejudiced by the proposed vacation, provided that the city secures a right of way along Lakeview Boulevard on Tract 46, Rosewood, for the a ,.. construction of future street improvements along Lakeview Boulevard. The aforesaid0 street improvements are generally depicted on the attached Exhibit "A" which is ' incorporated herein by this reference. Section 2. The portion of Kenny Avenue to be vacated is described as follows: In the southwest 1/4 of Section 18,T 2 S, R1E, W.M., Clackamas County, Oregon, that portion • of Kenny Avenue which lies south of Tracts 44, 45, and 46 and north of Tract 59, all within the plat of Rosewood, said portion of Kenny Avenue being bounded on the west by the east right of way line of the Southern Pacific Railroad Co. right of way adjacent to said Tract 59 and bounded on the east by the northeasterly projection of the northwesterly right of way line of Lakeview v Boulevard, County Road No. 112(5, which abuts said Tract 59. S ction 3, The portion of Kenny Avenue described in Section 2 of this ordinance are hereby vacated, reserving a public utility easement over, across, and under said vacated portion. Section 5. The City Recorder shall file with the Clackamas County Clerk, Assessor, and • Surveyor certified copies of this ordinance. Section 6. This ordinance is conditioned upon the City's receipt of a recordable instrument satisfactory to the City Attorney granting the city the right to construct street improvements • satisfactory the City Engineer generally depicted on the attached Exhibit "A", over and across a portion of Tract 46, Rosewood. • Section 7. This ordinance shall be effective concurrent with the final development approval of aillA' ' EXHIBIT l ( C31 ) DR. �5-q° • . • d M ., • ' . . 0 Read for the first time by title only at the regular meeting of the City Council of the City of Lake Oswego held on the 18th day of December, 1990. AYES: HOLSTEIN, DURfHAM, C iURCHILL, FAWCE7T, SCHLENKER NOES: NONE , ABSTAIN: NONE ABSENT: HOLMAN, ANDERSON Read for the second time by title only and enacted at the regular meeting of the City Council of the City of Lake Oswego held on the/I9xVday of December, 1990. 2lst • AYES: Anderson, 'Fawcett, Holstein, Churchill, Schlenker NOES: None ABSTAIN: None ABSENT: Durham, Holman .0 . p. Alice L. Schlenker, Mayor ~_ ' 1 -.,-.,..‹. -�/ �' ge 7 e • Da of Signature AT1'EST: . s► Hitchcock, City Recorder •: A . oved as t, Form: t I. r • moI.--.Hammond, Jr., Interim City Attorney , STATE OF OREGON ) )ss County of Clackamas ) The foregoingg instrument was acknowledged before me this ?_Ise— day of • cp 1Qe/1,-- , 1990 by Alice L. Schlenker,Mayor and Kristi Hitchcock, City Rerder of the City of Lake Oswego, • ;,, �� 1� P ' a PARR My Commission Expires: �"l 93 • NOTARY MC•04501.1)4 3 MI Ordinance 2013 • Page 2 • • •M , :arrl d Cc%t nitsviz.1Y• .• ,1 tie,1 ^It'. ti !p 4/ , — V . - 'NOV' 198t • r , • - ' • 1 Mf 1 �'li. @dam +l .- . l__, /Too _ . Sv• c XTERIOR - 7YPPC�L / �CJ> 43 VILOlN' 4,•�/++ ;t" 0 p`s•.. is �,v'It it't' I1��1•1rY ,k/P - �''�+7t,i . r dt t 1,:t�p� 9t .1.10 H4i"rWA? r 1•1•itIitY •, , Q ' rc ritarw.r I" .'fy..t • , • • i\`�� �,1.t 11 �r '1 99 rrw+trrrw Of uµry ,iti,'r 7:(i t't, - r .,IS„ , ) tt"-i'ru, RC,2f ptM[GIDItG ��' /1,t 1 it 71rt P i, ,• 't"' 'rril eIk3 ih. �v .� �11at+, •. .' 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